Consolidation ~ January 2007
Publication: 1-33 The Official Plan ~ Consolidation A component of Ottawa 20/20, the City’s Growth Management Strategy
ottawa.ca
V o l u m e 2A – Secondary Plans
Table of Contents
Volume 2A – Secondary Plans Bank Street Secondary Plan
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Bank Street Secondary Plan ..................................................................................................................... 1 1.1 Introduction ............................................................................................................................................ 1 1.2 The Planning Area ................................................................................................................................. 1 1.3 Vision and Design Principles ................................................................................................................. 1 1. 4 General Land Use and Design Policies ................................................................................................ 2 1.5 Land Use and Design Policies for Node Areas ...................................................................................... 5 1.5.1 Node 1: Riverside Drive and Billings Bridge................................................................................. 5 1.5.2 Node 2: Heron Road..................................................................................................................... 7 1.5.3 Node 3: Walkley Road .................................................................................................................. 7 1.6 Land Use and Design Policies for Kaladar Avenue Area ...................................................................... 8 Schedules
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V o l u m e 2A – Bank Street Secondary Plan
Bank Street Secondary Plan 1.1 Introduction The Bank Street Secondary Plan is a guide to the long term design and development of the portion of Bank Street between Riverside Drive and Ledbury Park, and provides direction on land use, built form, design, parking, circulation and modes of transportation. The Secondary Plan provides a framework for change that will see the planning area transform over time, according to the vision developed by the affected community and stakeholders as well as the Official Plan. This Secondary Plan is to be read and interpreted as City Council’s policy direction for municipal actions, undertaking of public works, and the review of development proposals, including zoning changes and Committee of Adjustment applications. This Secondary Plan provides the legal framework that supports the Bank Street Community Design Plan (CDP), a joint stakeholder effort that represents a vision for the area; an area that will be vibrant and mixed-use, with a diverse concentration of housing types, employment, shops and services, and that is accessible, attractive and sustainable. The CDP includes detailed information on existing conditions, the overall planning strategy, desired transportation modal splits, measuring sustainability, and implementation and phasing, which augment this Secondary Plan to ensure a comprehensive growth strategy for the Bank Street CDP area.
1.2 The Planning Area The Bank Street Secondary Plan affects the portion of Bank Street that extends from Riverside Drive to the Canadian National rail line located south of Walkley Road. The Secondary Plan affects three City Wards (Ward 16 – River, Ward 17 – Capital, and Ward 18 – Alta Vista) and includes the properties that abut either side of Bank Street, and several properties nearby at Heron and Walkley Roads. The area is shown in Appendix A.
1.3 Vision and Design Principles The Bank Street Secondary Plan and CDP are framed by a vision and design principles that were developed in consultation with advisory committees, residential communities, business representatives, and the general public. The Official Plan identifies the Bank Street CDP planning area as a desirable destination where people will live, work and shop. The area will transition to a more urban form in the future. The vision for Bank Street foresees: 1. A vibrant mixed use area with a diverse concentration of housing types, employment, shops and services; 2. An area with hubs of activity that are accessible by foot, bicycle, public transit, and automobile; 3. An area with an improved and landscaped streetscape, and many public gathering places, which enhance the corridor’s environment and sustainability; The vision for Bank Street is supported by a number of key underlying principles: The Street 1. As an Arterial Mainstreet, Bank Street will function as a connection between other parts of the city and as a destination in itself. 2. Bank Street will be a place that is safe and accessible for bicycles and pedestrians. It will be attractive, green and promote public gathering and community activities with year-round amenities. Official Plan Consolidation for the City of Ottawa
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V o l u m e 2A – Bank Street Secondary Plan
3. All new development and infrastructure will be planned to be flexible so it can better accommodate future shifts in transportation choices. Opportunities for a more robust public transit network and mobility system will be built into the corridor. 4. The streetscape will be attractive, comprised of pedestrian and greenspace elements such as street furniture, trees, and lighting standards. 5. A long-term area-wide parking strategy will be developed to respond to changes in automobile usage over time. Redevelopment 6. Redevelopment will help make the area more liveable and will incorporate sustainable design principles so that in the future, the area will be more environmentally sensitive than it is today. The area must remain economically viable for businesses and residents and be more socially vibrant. Every new development and infrastructure improvement along the street will take these factors into consideration when being planned and designed. 7. Development and infrastructure will respect the existing neighbourhoods that surround the CDP area and help create a mainstreet that becomes the focus of the community rather than a barrier. 8. Neighbouring properties should be encouraged to redevelop within a similar time period, starting at key areas in the CDP. Private sector phasing strategies could be developed and supported by public actions and incentives to promote positive change through catalytic projects. Identity 9. Distinct and coordinated public realm and streetscape improvements will help create a sense of place and identity for the CDP area such that, over time, people refer to this section of Bank Street by name. 10. The diverse range of shops, services, and employment in the CDP will be encouraged to grow over time, and will contribute to the Bank Street CDP identity.
1. 4 General Land Use and Design Policies Unless otherwise stated in the area-specific policies for the nodes or Kaladar Avenue Area outlined in Section 1.5 and 1.6 of this Secondary Plan, the following provides general policy direction for the entire Bank Street CDP planning area, as shown within the Plan Boundary, on Appendix A. The Connecting Areas, as shown on Appendix A, are outside of the nodes and mixed-use area and will have intensification as is currently permitted by the Zoning By-law. As the sites gradually redevelop, the nodes will be bridged together into a mainstreet with a distinct community identity and character. Land Use 1. A wide range of land uses, including residential, office, institutional, employment, community and open space are permitted. 2. Mixed-use development with street-related retail uses on the ground floor is encouraged and preferred along the Bank Street frontage, not along side streets. 3. Residential or office uses should be considered the primary use for all buildings and located on the upper floors of mixed-use buildings. If mixed-use development cannot be achieved within an individual building, a mix of uses in a cluster of single-use buildings is a reasonable alternative approach. 4. Outdoor commercial patios are discouraged on side streets. 5. Single-use buildings for institutions or community uses are permitted along Bank Street and should contribute to the pedestrian-friendly environment. 6. Public and private open spaces are permitted along Bank Street where a strong design rationale is submitted. These places may serve as gateways, entrance features, gathering places, focal points, connections, etc. Official Plan Consolidation for the City of Ottawa
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V o l u m e 2A – Bank Street Secondary Plan
7. A range of housing types and tenures are encouraged for residential uses. Built Form 1. Unless otherwise specified, the maximum building height for Node areas is 50 metres, approximately a 16-storey building. The maximum permitted height may be lower depending on the distance away from residential areas. 2. The maximum building height for the properties within the Connecting Areas is 25 metres, approximately an eight-storey building. The maximum permitted height may be lower depending on the distance away from residential areas. 3. A maximum floor space index (FSI) of 2.0 is permitted for properties zoned as Arterial Mainstreet Zone. If 80% of the required parking is provided below grade, the maximum FSI is 3.5. 4. A well-defined streetwall of two to four-storeys is encouraged along Bank Street to create a visually continuous streetscape and a strong street edge. 5. Mixed-use buildings should have a high ground floor-to-ceiling measurements to allow for a range of uses (e.g. 4.5 metres from floor-to-ceiling). 6. Height transitions shall be maintained between high-rise buildings, mid-rise buildings and existing low-rise buildings. Transitions in heights can be achieved by: locating tall buildings away from low buildings, having a generous separation space between buildings, and having upper storeys of building stepped-back away from low buildings. Design 1. For Nodes, at least 70% of the lot width along Bank Street should be occupied by one or more building wall(s). Lot width should be measured at the front yard building setback. A phasing plan, submitted to the satisfaction of the Planning and Growth Management Department, may demonstrate how this policy will be achieved over time. Existing buildings that expand to a maximum 25% of their existing gross floor area, gas bars and lots with a Bank Street frontage of 35 metres or less are exempt from this requirement. 2. A step back is required at the second, third or fourth storey of mid- to high-rise buildings to ensure a pedestrian-oriented environment is upheld. Where possible, the upper-storey step-back should be designed at the same storey as those established in the immediate area to create a cohesive visual pattern of development. Step backs at the upper storeys help achieve a human scale and allow more light on the sidewalks. 3. Building setbacks and design shall respect the overhead hydro wires and other utility wires that exist in the Bank Street corridor. Overhead hydro wires and other utility wires may influence the placement and selection of street trees and the separation distance between buildings and wires. 4. Buildings with longer street frontages should be designed with architectural features to break up and enliven the façade. At a minimum, the building should not have any length greater than 20 metres without some form of articulation, courtyard or other architectural feature that achieves a break in the visual appearance of the length. 5. Buildings along Bank Street should have front doors that are easily accessible from the sidewalk for pedestrians. Additional rear or side doors may also be provided. 6. Large format retail uses should be designed in an urban multi-storey street-related form. 7. High-rise towers should be point towers with floor plates that do not to exceed 750 metres2, with a generous separation distance between towers. A minimum separation distance of 30 metres is recommended. 8. The location and orientation of upper-storeys of high-rise buildings shall be sensitive to adjacent residential areas. The perceived intrusion of high-rise buildings onto private amenity spaces of existing residential neighbours should be minimized or mitigated. 9. Development proposals within nodes and under the zoning designation of Arterial Mainstreet are to be reviewed by the City’s Urban Design Review Panel (UDRP). Pre-application consultation is required. Exemptions of when the UDRP does not require application review are established by the City and should be followed. Official Plan Consolidation for the City of Ottawa
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V o l u m e 2A – Bank Street Secondary Plan
10. Screening is required between parking lots/parking ramps and residential properties to reduce the visual impact of cars. Trees, shrubs and/or low opaque walls are required to screen cars from view. 11. Trees shall be used to improve the overall aesthetics and unique identity of the study area. Trees should be planted every 7 to 10 metres along Bank Street and side streets to establish an avenue of mature trees which gives character, identity and distinction to Bank Street as an important pedestrian and automobile route. When site conditions make it impossible to achieve this in the public right-ofway, private landowners shall plant trees in the front yard setback areas to complement the public realm plantings. Parking and Access 1. Parking is discouraged between any building and Bank Street. Where they exist, front parking lots will legally continue to exist, but will be phased out through redevelopment. Parking shall be located behind buildings that front Bank Street either in surface lots, structures or underground. 2. Shared parking arrangements between buildings are encouraged, especially for land uses that operate at different times. 3. Parking lots should be accessed via rear lanes or local streets. A driveway from Bank Street may be permitted if a rear lane or local road is not available for access. 4. Parking may be permitted in side yards if the subject property is too shallow to allow for rear yard parking or if not all required parking can be accommodated in the rear yard. Only one drive aisle is permitted for side yard parking lots. 5. Municipal, public-private or private parking lots are encouraged within Nodes. The need and location for these developments should be demonstrated via a parking study. 6. Cash-in-lieu of retail parking should be collected in Nodes (and near Nodes) to support the creation of public parking facilities in the planning area. Refer to Section 8.2.6 in the CDP for more information. 7. Parking structures along public rights-of-way shall not include blank walls, and will at-grade active uses. 8. The number of individual driveways onto the street needs to be minimized to improve the efficiency of traffic moving along Bank Street and to improve pedestrian and cycling continuity, Shared driveways are encouraged and will allow access to multiple developments with less impact to the street and sidewalk. Traffic 1. A transportation impact assessment, submitted to the satisfaction of the City, will be used to determine whether there are adequate traffic systems, parking and infrastructure in place to support the proposed height and density. The assessment will also determine the adequacy of parking arrangements and any necessary localized road improvements to support the intensity of development. Public Realm Improvements 1. A public greenspace is encouraged near the Ledbury Park area. This greenspace would act as a small pedestrian and cycling node with multi-use pathways connecting to Sawmill Creek. Refer to Section 4.3 of the CDP for more information. 2. A community garden located in the hydro corridor is encouraged for the Ledbury Park area. The garden would serve the near-by residents and connect Bank Street to the future east-west pathway, which is outlined in the City’s Pedestrian Plan. Right-of-Way 1. Vehicle lanes are to be at a compressed standard (between 3.25 to 3.75 metres) 2. Cycling lanes will be on both sides of Bank Street at 1.5 to 2 metres wide 3. Sidewalks are to be at least 1.8 metres and up to 2.4 metres wide where the City has enough property. The boulevard (area between sidewalk and curb) and the cycling lane will create a separation distance between pedestrians and vehicles Official Plan Consolidation for the City of Ottawa
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4. A narrow boulevard (can be landscaped with pavers or with soft landscaping) will accommodate street lighting, utilities, and utility poles. 5. Trees will be planted within the landscaped setback (1.5 to 3.0 metres) on the opposite side of the street where hydro poles are found. The maximum width for the landscaped area is set at a width to establish a row of mature trees on one side of the street, and improve the likelihood of tree survival. There are opportunities for expanded landscaping on abutting private property. 6. The median, ranging from 1.5 to 5.0 metres wide, is to be used for landscaping, pedestrian refuge, community identification (i.e., banners, signs) and/or lighting. The location of the median is also where left turn lanes and mountable medians would be accommodated. 7. Transit priority signals and/or queue jump lanes for buses should be used at the Walkley Road, Heron Road and/or Alta Vista Drive intersections to facilitate the movement of buses along Bank Street. Consult Section 4.2 of the CDP for more information. 8. Opportunities to establish on-street parallel parking may be pursued and implemented in the future to promote the viability of sidewalk-oriented retail. A parking study should determine whether on-street parking is viable in the study area.
1.5 Land Use and Design Policies for Node Areas The following policies provide direction for three nodes in the CDP planning area, as shown on Appendix A, attached. Nodes are concentrated areas of mixed-use intensification that accomplish the Official Plan’s objectives for intensification along arterial mainstreets as well as transit-oriented development. Nodes are within walking distance of existing and future higher-order transit service for taller mixed-use development. Further policy direction for the nodes is found under Section 1.4, General Land Use and Design Policies. Demonstration plans for nodes are available in the CDP. A demonstration plan is a concept showing key building features in a development area and is to be used at the time of a development application to illustrate the CDP guidelines and policies for nodes.
1.5.1 Node 1: Riverside Drive and Billings Bridge Node 1 includes properties on the west and east sides of Bank Street, between the eastbound and westbound lanes of Riverside Drive, and the Billings Bridge Shopping Centre site. The properties on the west and east sides of Bank Street, between the eastbound and westbound lanes of Riverside Drive, enjoy a prominent location in the CDP area, close to the Rideau River. The opportunity to substantially redevelop these properties is currently hindered by their limited vehicular access from Bank Street. The redevelopment potential of most of these properties would increase significantly if access could be gained from new local roads, connected to Riverside Drive instead of Bank Street. The north end of node 1 is an appropriate location for mid to high-rise mixed-use buildings that use special design elements and architecture to communicate their prominent gateway location into the CDP planning area. Any mid- to high-rise development in node 1 must be rationalized through appropriate traffic impact assessments, submitted to the satisfaction of the City. At the south end of node 1, the redevelopment of the Billings Bridge Shopping Centre site with higherdensity mixed-use development will be a major contributor to achieving the City’s intensification goals. The Shopping Centre site should become a transit-oriented neighbourhood, with retail streets and residential and office towers organized around a system of streets and blocks centered on an amenity space. The site will be redeveloped in phases over time, with the rear portion of the site likely changing first. The first or second phases of redevelopment should create an internal network of streets with the later phase of redevelopment creating a central amenity space, a new access point from Data Centre Road and mixed use and residential intensification. Official Plan Consolidation for the City of Ottawa 5
V o l u m e 2A – Bank Street Secondary Plan
Land Use 1. A Master Concept Plan for the entire Billings Bridge Shopping Centre site shall be submitted with proposed development when the FSI for the site exceeds 1.0. The Plan shall demonstrate how the redevelopment will unfold to meet the City’s intensification targets, to the satisfaction of the Planning and Growth Management Department. 2. A central amenity space will be developed for the Billings Bridge Shopping Centre site. This amenity space may be achieved in later phases of redevelopment, but the timing of its development should be coordinated with the introduction of any high-rise residential buildings on site. 3. Mixed-use development with street-related retail uses on the ground floor is encouraged along the new, internal east-west street, around any central amenity space on the Billings Bridge Shopping Centre site, and along Bank Street. Built Form 1. The maximum building height is 70 metres for development located at the rear of the Billings Bridge Shopping Centre site, close to the transit station. The preferred development is a 16-storey office building connected to the existing transit station. 2. The maximum building height is 50 metres for development along the Bank Street frontage. Fifty metres is approximately a 16-storey mixed-use building. 3. The maximum building height is 25 metres for development located along the Riverside Drive frontage of the Billings Bridge Shopping Centre site. Twenty-five metres is approximately an eightstorey mixed-use building. Design 1. Mid to high-rise buildings located at the north end of node 1 should have a signature architectural design given their visible and important location along the Rideau River. 2. Proposed development occurring close to the Rideau River will be circulated to the National Capital Commission for comment. Parking 1. Public parking for retail uses on the Billings Bridge Shopping Centre site may be provided on surface lots during the initial phases of redevelopment, but should be replaced by underground or structured parking in the later stages of redevelopment (e.g. when residential towers at the front and/or side of the site are developed). Circulation 1. Primary vehicular access to the properties located between Riverside Drive should be from new local streets, which replace the easterly and westerly ramps. Shared driveways, secured through easements or land dedicated to the City upon redevelopment, should be provided. Development parcels on the east side of Bank Street should use the existing accesses from Riverside Drive. Development parcels on the west side of Bank Street should use a new local one-way street, replacing the westerly ramp. Refer to Section 5.2.1. of the CDP for illustrations of this development concept. 2. Direct pedestrian connections located north, east and west of the Billings Bridge transit station must be developed and maintained. 3. A north-south pedestrian and cycling link between the Riverside trails and the Billings Bridge transit station should be developed. This link would connect the community around Rockingham Avenue to Billings Bridge Shopping Centre and should connect to the east-west linkages mentioned above. Refer to Section 4.3 of the CDP for illustrations of this connection. 4. A network of new local streets (public or private) should be developed over time on the Billings Bridge Shopping Centre site. This internal roadway network should connect to existing intersections on Bank Street, Riverside Drive and Data Centre Road Official Plan Consolidation for the City of Ottawa
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1.5.2 Node 2: Heron Road Node 2 includes the northwest and southwest corners of Bank Street and Heron Road, referred to below as “development blocks”. Node 2 will evolve into a pedestrian-oriented main street, with a continuous streetscape and strong street edge along Bank Street. Mixed-use buildings with retail frontages are envisioned for the area. The east side of Bank Street has a smaller parcel fabric than the west side and will accommodate less-dense development. Pedestrian walkways between buildings are encouraged to provide greater permeability to Bank Street from neighbouring residential areas. A linear greenway park, running north-south, will further increase connectivity by linking Bruce Timmerman Park with Brookfield Road (refer to Section 4.3 of the CDP for more information). Design 1. Developments near the Alta Vista Drive / Bank Street intersection should be coordinated and provide improved streetscape features to establish an entrance identity for the Alta Vista Community. 2. Development along existing or new local roads shall have front doors that are easily accessible from the sidewalk for pedestrians. Parking 1. A municipal parking lot is envisioned for this area. The need and exact location of this lot is to be demonstrated through a parking study to be undertaken by the City. Refer to Section 8.2.6 of the CDP for more information. 2. Retail uses on small lots may use cash-in-lieu of parking rather than supplying on-site customer parking. Cash-in-lieu of parking may be used to enhance public parking opportunities in the area. Circulation 1. Primary vehicular access for the northwest development block should be from Cecil Street. A second vehicular access to Heron Road may be permitted, provided traffic studies can prove its functionality. 2. Primary vehicular access for the southwest development block will be from Wildwood Avenue (either through user agreements, converted to a public road or a private road rebuilt to public standards), which should connect to Bank Street and Heron Road. 3. The privately-owned section of Wildwood Road should be converted into a public right-of-way or a private road of comparable public standards with an access to Bank Street at Erie Avenue upon major redevelopment of the area. “Major redevelopment” includes a change in land use (e.g. to mixed-use or residential), and/or a significant increase in intensity of uses of the sites (e.g. developed to an FSI of 1.0 or greater). In the short-term, the City will encourage the landowners on both sides of Wildwood Road to enter into user agreements on the private road upon the receipt of any planning applications from the owner(s) of Wildwood Road.
1.5.3 Node 3: Walkley Road Node 3 includes the northwest, northeast, and southwest corners of Bank Street and Walkley Road, referred to below as “development blocks”. Node 3 should evolve into a medium- to high-density transitoriented development area with higher-density buildings being located on the north side and/or the southwest side of the Walkley Road / Bank Street intersection. A future LRT station is envisioned at Walkley Road, near the existing O-Train track. Pathways from Bank Street to this future LRT station are required to enhance the connectivity of the area and promote the use of the station. Land Use and Design 1. 1. High-rise buildings are permitted on the north and southwest side of the Bank Street / Walkley Road intersection. 2. 2. Townhouses or low-rise apartments are appropriate for the west side of Bank Street, behind any mixed-use buildings development. Official Plan Consolidation for the City of Ottawa
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V o l u m e 2A – Bank Street Secondary Plan
Circulation 1. A direct east-west pedestrian connection should be established from Bank Street to the future LRT station at Walkley Road. 2. Primary vehicular access for the northwest development block should be from a new local street (public or private) that connects to the intersection of Alta Vista Drive and Bank Street, and to Walkley Road. Through traffic should be discouraged from using this local access. 3. Any new access to Walkley Road from the northwest or southwest development blocks should be coordinated with the existing intersection at Glenhaven Private. The existing Walkley Road connection to Glenhaven Private, which provides access to the residential subdivision, may need to be reconfigured to accommodate the new local street mentioned above. 4. Vehicular access to the northeast development block should be from a new local street (public or private) that connects to Walkley Road. This connection should be designed so it is not an attractive cut-through for traffic from Walkley Road to Alta Vista Drive. 5. Vehicular access to the southwest development block should be from a new local street (public or private) that connects to Bank Street and Walkley Road.
1.6 Land Use and Design Policies for Kaladar Avenue Area The following provides the policy direction for the Kaladar Avenue Area, as shown on Appendix A, attached. The Kaladar Avenue area is shaped by its historic industrial uses that were connected to the operation of a former railway line. Following the removal of the railway, the Kaladar Avenue area is no longer suitable for exclusively industrial uses and may accommodate moderate intensification in this well-situated area, close to transit and an Arterial Mainstreet. The area provides an opportunity to establish a mix of uses while being sensitive to adjacent residential communities and providing connectivity between the adjacent residential neighbourhoods and Bank Street. Land Use 1. Ensure land use compatibility and sensitivity between residential and non-residential uses by excluding new uses that create undue noise, vibrations, odours, dust, air emissions and/or heavy vehicle traffic, and by limiting outdoor storage. Uses which are self-contained and have a low probability of external air or noise emissions will be permitted. Refer to Section 8.2.4 of the CDP for the list of prohibited industrial uses and the permitted land uses in the proposed new zoning. 2. Multiple-attached dwellings, walk-up apartments and/or low-rise apartments are suitable forms of residential development. 3. Low impact employment and retail land uses are appropriate. 4. The former CN Rail corridor abutting the Kaladar Avenue Area will be developed into a linear park to promote active transportation and passive recreation. Built Form 1. The maximum building height for residential, non-residential or mixed-use development is 22 metres, approximately a seven- to eight-storey building, depending on their proximity to existing residential development. When adjacent to a low density residential area, the maximum building height permitted is 11 metres, approximately a three- to four-storey building, and can transition into a 22 metres tall building when further away from the residential area. Refer to the GMX Subzone for more details. 2. Taller buildings in the Kaladar Avenue Area should be located closer to the eastern property boundary, next to the former CN railway line. 3. Adaptive reuse of the buildings in the Kaladar Avenue Area is encouraged. 4. Large format retail uses, large format food store, and large format restaurants are not permitted and will be limited to 300 square metres of gross floor area. The cumulative total gross floor area of these uses is up to 2,999 square metres. Official Plan Consolidation for the City of Ottawa
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Circulation 1. Vehicular access to the Kaladar Avenue redevelopment area will be from Kaladar Avenue and Brookfield Road. 2. A new east-west local street or publicly- accessible connection should be established between the Greenway Linear Park to Kaladar Avenue. This will break up the Kaladar Avenue area into smaller blocks that contain buildings that have pedestrian-oriented street frontages. 3. Pedestrian and cycling access will be provided from Kaladar Avenue to the railway line, to facilitate access to the future Greenway Linear Park and, ultimately, to Bank Street.
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Table of Contents
Volume 2A – Secondary Plans Former City of Nepean Official Plan Merivale Road – Secondary Plans............................................................................................................1 1.0 – Introduction ...................................................................................................................................1 1.1 Purpose.....................................................................................................................................1 1.2 Background ...............................................................................................................................1 1.3 Focus on Design-Related Goals, Objectives, Principles and Policies......................................2 1.4 The Land Use Concept .............................................................................................................2 1.5 Role of the Public and Private Sectors .....................................................................................3 2.0 – Secondary Plan Goals, Objectives and Principles .......................................................................4 2.1 Goals.........................................................................................................................................4 2.2 Objectives .................................................................................................................................4 3.0 – Land Use Designations and Policies............................................................................................6 3.1 General Policies ........................................................................................................................6 3.2 Land Use Designations...........................................................................................................10 4.0 – Transportation Policies ...............................................................................................................12 4.1 The Road Network ..................................................................................................................12 5.0 – Implementation ...........................................................................................................................13 5.1 Zoning By-Law ........................................................................................................................13 5.2 Urban Design Guidelines ........................................................................................................13 Schedules – Merivale Road Baseline and Woodroffe – Secondary Plans...........................................................................................1 1.0 – Introduction ...................................................................................................................................1 2.0 – Secondary Plan Goals and Objectives.........................................................................................2 2.1 Goal...........................................................................................................................................2 2.2 Objectives .................................................................................................................................2 3.0 – Development and Transportation Policies....................................................................................3 3.1 Approach...................................................................................................................................3 3.2 Transportation Systems ............................................................................................................3 3.3 General Land Use and Urban Design Policies .........................................................................6 3.4 Precinct Policies........................................................................................................................7 4.0 Implementation ................................................................................................................................9 4.1 Zoning By-law ...........................................................................................................................9 4.2 Applications...............................................................................................................................9 5.0 – Interpretation ..............................................................................................................................10 Schedules- Baseline and Woodroffe South Nepean Urban Area (Areas 1, 2 and 3)..........................................................................................1 1.0 – South Nepean – Secondary Plan for Areas 1, 2 & 3 ....................................................................1 1.1 Introduction ...............................................................................................................................1 1.2 Design Principles ......................................................................................................................1 1.3 - Objectives ...............................................................................................................................2 2.0 Land Use Designations ...................................................................................................................4 2.1 Prestige Business Park.............................................................................................................4 2.2 Neighbourhood Commercial .....................................................................................................6 2.3 Mixed Use .................................................................................................................................6 2.4 Low Density Residential............................................................................................................7 2.5 Private Service Residential .......................................................................................................8 Official Plan Consolidation for the City of Ottawa
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Table of Contents 2.6 Greenway..................................................................................................................................9 2.7 Schools .....................................................................................................................................9 2.8 Environmental Protection........................................................................................................10 3.0 Urban Design Policies ...................................................................................................................12 3.1 Community Design Standards ................................................................................................12 4.0 Transportation Policies ..................................................................................................................16 4.1 Road Network .........................................................................................................................16 4.2 Transit .....................................................................................................................................16 4.3 Pedestrian and Bicycle Systems.............................................................................................17 4.4 Parking ....................................................................................................................................17 5.0 Infrastructure..................................................................................................................................18 5.1 Storm Water Management......................................................................................................18 5.2 Sanitary Sewers ......................................................................................................................18 Schedules – Areas 1, 2 and 3 .............................................................................................................44 South Nepean Urban Area (Areas 4, 5 and 6)..........................................................................................1 1.0 – South Nepean – Secondary Plan for Areas 4, 5 & 6 ...................................................................1 1.1 Introduction ...............................................................................................................................1 1.2 Design Principles ......................................................................................................................1 1.3 Objectives .................................................................................................................................1 1.4 Community Development Concept ...........................................................................................3 2.0 Land Use Designations ...................................................................................................................5 2.1 Business Park ...........................................................................................................................5 2.2 Mixed Use .................................................................................................................................6 2.3 Mixed Density Residential.........................................................................................................7 2.4 Low Density Residential............................................................................................................8 2.5 Transition Residential ...............................................................................................................9 2.6 Private Service Residential .....................................................................................................10 2.7 Institutional ..............................................................................................................................10 2.8 Schools ...................................................................................................................................11 2.9 Greenway................................................................................................................................11 2.10 Environmental Protection......................................................................................................12 3.0 Urban Design Policies ...................................................................................................................14 3.1 Community Design Standards ................................................................................................14 4.0 Transportation Policies ..................................................................................................................19 4.1 Road Network .........................................................................................................................19 4.2 Transit .....................................................................................................................................19 4.3 Pedestrian and Bicycle System ..............................................................................................20 4.4 Parking ....................................................................................................................................20 5.0 Infrastructure Policies ....................................................................................................................21 5.1 Stormwater Management........................................................................................................21 5.2 Sanitary Sewers ......................................................................................................................21 5.3 Water Supply...........................................................................................................................21 5.4 Utilities.....................................................................................................................................21 6.0 Implementation ..............................................................................................................................22 6.1 Monitoring ...............................................................................................................................22 6.2 Phasing ...................................................................................................................................22 6.3 Development Agreements ......................................................................................................22 6.4 Requirements for Development Applications..........................................................................23 6.5 Zoning By-law .........................................................................................................................23 6.6 Plans of Subdivision/Condominium ........................................................................................24 6.7 Consents .................................................................................................................................24 Official Plan Consolidation for the City of Ottawa
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Table of Contents 6.8 Site Plan Control .....................................................................................................................24 7.0 Interpretation..................................................................................................................................25 Schedules – Areas 4, 5 and 6 South Nepean Town Centre – Area 7 .......................................................................................................1 1.0 – Introduction ...................................................................................................................................1 1.1 Secondary Plan Area ................................................................................................................1 1.2 Background ...............................................................................................................................1 2.0 - Goals and Objectives ....................................................................................................................3 2.1 Goal 1 - Compact Urban Form..................................................................................................3 2.2 Goal 2 – High Quality Urban Design.........................................................................................3 2.3 Goal 3 – Mixture of Land Uses .................................................................................................3 2.4 Goal 4 - Diverse Greenspace Network .....................................................................................4 2.5 Goal 5 - Efficient Transportation System ..................................................................................4 2.6 Goal 6 - Anticipation of Growth .................................................................................................4 3.0 - Land Use Plan...............................................................................................................................5 3.1 General Land Use Policies .......................................................................................................5 3.2 Policy Area - High Rise Mixed-Use...........................................................................................6 3.3 Policy Area - Mid Rise Mixed-Use ............................................................................................7 3.4 Policy Area - High Rise Residential ..........................................................................................7 3.5 Policy Area - Mid Rise Residential............................................................................................8 3.6 Policy Area - Neighbourhood Park............................................................................................8 3.7 Policy Area - District Park .........................................................................................................8 3.8 Policy Area - School..................................................................................................................9 3.9 Policy Area - Civic Complex......................................................................................................9 4.0 - Urban Design...............................................................................................................................11 4.1 Urban Design Policies.............................................................................................................11 4.2 Urban Design Guidelines ........................................................................................................11 5.0 - Transportation .............................................................................................................................12 5.1 Transit Network .......................................................................................................................12 5.2 Street Network ........................................................................................................................12 5.3 Pedestrians and Cyclist Network ............................................................................................13 5.4 Parking ....................................................................................................................................13 6.0 – Servicing .....................................................................................................................................15 6.1 Wastewater and Water Supply ...............................................................................................15 6.2 Stormwater Management........................................................................................................15 6.3 Utilities.....................................................................................................................................15 7.0 – Implementation ...........................................................................................................................17 7.1 - Administration and Interpretation..........................................................................................17 7.2 Development Approvals..........................................................................................................17 7.3 Phasing ...................................................................................................................................18 7.4 Greenspace Acquisition and Development.............................................................................19 7.5 Housing Affordability ...............................................................................................................19 7.6 Future Initiatives......................................................................................................................20 7.7 Revision process.....................................................................................................................20 7.8 Monitoring ...............................................................................................................................21 Schedules- Area 7 South Nepean Urban Area (Area 8) ..........................................................................................................1 1.0 – Introduction – South Nepean Secondary Plan for Area 8 ............................................................1 2.0 Location ...........................................................................................................................................2 3.0 Goals and Objectives ......................................................................................................................3 Official Plan Consolidation for the City of Ottawa
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Table of Contents 4.0 Development Policies ......................................................................................................................4 4.1 Population and Employment .....................................................................................................4 4.2 Structure - Organizing Principles ..............................................................................................4 4.3 Land Use and Densities............................................................................................................4 5.0 Transportation Policies ....................................................................................................................9 5.1 Road Network ...........................................................................................................................9 5.2 Transit .......................................................................................................................................9 5.3 Pedestrians and Bicycles..........................................................................................................9 6.0 Urban Design.................................................................................................................................10 6.1 Urban Design Guidelines ........................................................................................................10 6.2 Design Studies ........................................................................................................................10 7.0 Infrastructure Policies ....................................................................................................................11 7.1 Stormwater Management........................................................................................................11 7.2 Sanitary Sewers ......................................................................................................................11 7.3 Water Supply...........................................................................................................................11 7.4 Utilities.....................................................................................................................................11 8.0 Implementation ..............................................................................................................................12 8.1 Monitoring ...............................................................................................................................12 8.2 Phasing ...................................................................................................................................12 8.3 Development Agreements ......................................................................................................12 8.4 Requirements for Development Applications..........................................................................13 8.5 Zoning By-law .........................................................................................................................13 8.6 Plans of Subdivision/Condominium ........................................................................................14 8.7 Consents .................................................................................................................................14 8.8 Site Plan Control .....................................................................................................................14 9.0 Interpretation..................................................................................................................................15 Schedules – Secondary Plans for Area 8 South Nepean Urban Area (Area 9 & 10) .................................................................................................1 1.0 – South Nepean – Secondary Plan for Areas 9 & 10......................................................................1 1.1 Introduction ...............................................................................................................................1 1.2 Location.....................................................................................................................................1 1.3 Goals and Objectives ................................................................................................................1 1.4 The Land Use Plan ...................................................................................................................2 2.0 Development Policies ......................................................................................................................3 2.1 Population and Employment .....................................................................................................3 2.2 Land Use Designations.............................................................................................................3 3.0 Urban Design Policies .....................................................................................................................8 3.1 Principles of Design and Development .....................................................................................8 3.2 Urban Design Guidelines ..........................................................................................................8 4.0 Transportation Policies ..................................................................................................................12 4.1 Road Network .........................................................................................................................12 4.2 Pedestrian and Bicycle System ..............................................................................................12 4.3 Transit .....................................................................................................................................12 5.0 Infrastructure Policies ....................................................................................................................14 5.1 Storm Water Management......................................................................................................14 5.2 Sanitary Sewers ......................................................................................................................14 5.3 Water Supply...........................................................................................................................14 5.4 Utilities.....................................................................................................................................15 6.0 Implementation ..............................................................................................................................16 6.1 Phasing ...................................................................................................................................16 6.2 Zoning By-law Amendment.....................................................................................................16 6.3 Requirements for Development Applications..........................................................................16 Official Plan Consolidation for the City of Ottawa
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Table of Contents 6.4 Conditions of Development Approval......................................................................................16 6.5 Subdivision Approvals and Consents .....................................................................................17 6.6 Site Plan Control .....................................................................................................................17 7.0 Interpretation..................................................................................................................................18 Schedules – Areas 9 & 10 South Nepean Secondary Plan – Area 12 (Jockvale Golf Community) ................................................1 1.0 Development Policies ......................................................................................................................1 1.1 Land Use Components .............................................................................................................1 1.2 Population .................................................................................................................................2 1.3 Transportation ...........................................................................................................................2 1.4 Services & Stormwater Management and Utilities....................................................................3 1.5 Environmental Protection Measures .........................................................................................5 1.6 Urban Design Policies...............................................................................................................6 1.7 Phasing of Development...........................................................................................................6 2.0 Implementation ................................................................................................................................8 3.0 Interpretation....................................................................................................................................9 Schedules – Secondary Plans for Area 12 - Jockvale Golf Community Jockvale Golf Community Secondary Plan – Area 13............................................................................1 1.0 Development Policies ......................................................................................................................1 1.1 Land Use Components .............................................................................................................1 1.2 Population .................................................................................................................................1 1.3 Transportation ...........................................................................................................................1 1.4 Services and Stormwater Management and Utilities ................................................................2 1.5 Environmental Protection Measures .........................................................................................2 1.6 Urban Design Policies...............................................................................................................2 1.7 Phasing of Development...........................................................................................................3 2.0 Implementation ................................................................................................................................4 Schedules – Area 13
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V o l u m e 2A – Secondary Plans Merivale Road
Merivale Road Secondary Plan 1.0 – Introduction 1.1 Purpose The Merivale Road Secondary Plan Area is intended to continue as a mixture of commercial office, residential, mixed commercial-residential, institutional, recreational and other public uses. The Merivale Road Secondary Plan Area is not a "greenfield area". For the most part, the general type and overall pattern of development within the area has long been established, including the retail corridor along Merivale Road and the adjacent stable, low density residential neighbourhoods that are built-out. The general type and pattern of development within the Merivale Road Secondary Plan Area currently works well. It is a successful and popular shopping destination with a variety of services related to the adjacent residential communities. As much as the area is successful, however it does have problems which are generally identified by the public as traffic issues and a lack of visual amenity and character. While the 1982 Merivale Road Secondary Plan included residential areas abutting the commercial sector, the proposed Plan is focussed entirely within the commercial area. Change will likely involve the development of the few remaining vacant commercial parcels, infill projects on under utilized parcels or the redevelopment of existing properties. This Plan is based upon goals, objectives, principles, policies and designations which will: • • • • •
create a visual identity and character to the area; provide flexibility in use permissions to allow the area to adapt to the evolving commercial and retail environment and respond to changing market conditions; increase the mix of residential uses within the corridor; improve the relationship of the physical elements between the residential and commercial portions of the community; and balance the needs of transit riders, pedestrians, cyclists and motorized vehicle traffic.
1.2 Background The original Merivale Secondary Plan was premised on Merivale Road being maintained as a retail and service commercial corridor, nestled between two "Activity Centres" located at the north and south ends of the strip. These Activity Centres were intended to define the northern and southern limit of the Merivale Commercial Sector and were to be comprised of mixed-use development planned on the basis of clusters of uses. The diversification at these centres was intended to inject further vitality into the area by spreading out the peaks in use caused by the dominance of retail uses and the lack of employment unrelated to the retail trade. The clustering of uses at these locations was also intended to provide a visual and functional focus to the Merivale area and "to avoid the more sterile linear form of development". Recognition of existing commercial uses along the strip between the two Activity Centres and limited expansion where appropriate was encouraged by the Plan. The Plan also encouraged improvements to the visual quality of the area, as well as improvements to the transit, pedestrian, cyclist and vehicular access and connections.
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V o l u m e 2A – Secondary Plans Merivale Road The original Merivale Secondary Plan was approved in 1982. The Plan required updating given that approximately 16 years have passed with significant changes, both internal and external to the planning area having occurred and many of the goals of the Plan have not been realized.
1.3 Focus on Design-Related Goals, Objectives, Principles and Policies The market for a particular commercial good or service is essentially a function of the relationship between the number of consumers of that good and service and the number of suppliers or the quantity of space dedicated to the provision of that good or service. Two different approaches exist to the land uses policies which affect commercial development. The first approach places limits or restrictions on the quantity of such markets in order to maintain what is perceived as a healthy balance between supply of a particular good or service and the demand for the same. This approach relies on some objectives or assumptions as to what is a reasonable balance. The second approach lets the market play the primary role determining the appropriate uses. With the second approach, the land use policies focus primarily on the "quality" of such environments, rather than trying to quantify them. This approach relies on the philosophy that markets, if left unhindered, will "sort" themselves out and achieve an appropriate balance over the longer term. This Secondary Plan follows the second approach, primarily allowing the market to "rule", within the not insignificant constraints of land availability and maximum densities. Similarly, this Secondary Plan does not attempt to introduce significant change to the make-up and location of the existing uses in the area, nor does it attempt to introduce significant change to the make-up and location of the existing uses in the area, nor does it attempt to drastically alter or complicate the policy basis applying to the area. The Plan is intended to improve the area as a place to shop, work and live by providing opportunities to create a more pleasant environment, making pedestrian, cyclist and vehicle access better, improving transit access and efficiency and by improving the relationship between the existing and future residential uses and the commercial components. There are a variety of design principles that are fundamental to achieving these goals and objectives. These goals, objectives and principles have been used to develop the land use policies of this Secondary Plan. This Plan and the process by which it was formulated dealt with development issues from a pragmatic design- oriented perspective. This was done with an understanding that within a Secondary Plan there must be a balance between regulation and flexibility to encourage alternative and innovative design solutions and to respond to changes in the mark over time. In turn, the fundamental design principles developed as part of the Urban Design Guidelines are reflected in the general policies of this Plan.
1.4 The Land Use Concept The primary focus of the land use concept for the Merivale Planning Area will be to support the ongoing retail function and to encourage a stronger movement to mixed uses including the introduction of residential uses. The Plan intends that the area maintain its role in the regional markets, adapting to meet consumer needs and trends, as it has for the past 16 years. The Secondary Plan adds policies dealing with built form. The Plan will encourage development and redevelopment of the commercial uses by broadening the existing permissions beyond just retail. In addition, residential uses will be allowed throughout the Area as pan of mixed-use development to support the retail and, service functions. Although the area will continue to be primarily automobileoriented, the Plan also focuses on the improvement of the pedestrian and cyclist environment to encourage more frequent visits to and within the area by those modes.
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V o l u m e 2A – Secondary Plans Merivale Road Transportation improvements will be implemented through land use policy, public infrastructure and public/private co-operation. Site Plan Control will be used as the primary development control mechanism. In addition, zoning regulations and parking standards will continue to practically regulate the quantity of various uses. The Plan anticipates housing for the achievement of certain design related objectives.
1.5 Role of the Public and Private Sectors For the most part, it is the responsibility of the City of Ottawa to exercise site plan control, zoning permissions and public infrastructure expenditures to achieve the design goals, objectives and principles outlined in this Plan. These goals, objectives and principles are, in part, related to the type and location of "hard" and "soft" public infrastructure, particularly that which is related to the management or improvement of vehicular, cyclist and pedestrian activities. The other goals, objectives and principles of this Secondary Plan, in particular, those focussed on the development, redevelopment and improvement of the commercial uses, their character and manner in which they relate to the Merivale Road corridor, as well as their residential neighbours and surrounding community, are more the responsibility' of the developers, landowners and commercial establishments. It is anticipated that such goals, objectives and principles would most likely be implemented when improvement or redevelopment of the properties takes place, Improvements such as the provision of landscaping screening/bufferings, signage and street furniture could easily take place now or in advance of development, redevelopment or infilling, particularly if some form of business association or improvement organization was formed. The policies of this Plan encourage such actions. The City has jurisdiction over Merivale Road, Clyde Avenue and Meadowlands Drive and is therefore responsible for setting right-of-way protection policy and controlling roadway modification, such as widening, new points of access and traffic signal changes.
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V o l u m e 2A – Secondary Plans Merivale Road
2.0 – Secondary Plan Goals, Objectives and Principles 2.1 Goals The approach of this Secondary Plan is based on a continuation of the successful elements of the previous Secondary Plan and improvements to those areas which have been identified through this process as being deficient or undesirable. The goals implemented by the objectives and policies of this Secondary Plan are as follows: i. ii. iii. iv.
Strengthen the visual character of the area; Improve the quality and consistency of pedestrian amenities in the public and private realm; Maintain and build upon the current economic vitality of the commercial sector in the area; Provide opportunities for residential development and intensification along the Merivale corridor; v. Allow landowners and businesses to respond to evolving commercial market trends and conditions; vi. Provide, to the maximum extent possible, for a safe and efficient environment for all users transit riders, pedestrians, cyclists and drivers travelling within and through the study area; vii. Enhance the relationship between the physical elements of residential uses within and adjacent to the area and the commercial component along Merivale Road; and viii. Provide stability for the adjacent low density residential neighbourhoods as well as for existing residential uses within the Merivale Road Mixed Use Area.
2.2 Objectives The objectives of this Secondary Plan, grouped according to common themes, are as follows: Aesthetic Quality • •
to improve the visual quality of the Merivale Corridor for all users - transit riders, pedestrians, cyclists and drivers; and to create a sense of identity and general continuity through the use of design and architectural treatments.
Built Form • •
to focus on the built form, not the land use structure, as the prominent design consideration, (regulation of the built form, rather than use) to encourage building forms that: i. Are flexible and adaptable to a variety of uses to support growth and change; ii. Are multiple rather than single storeys; iii. Are directly connected to the perimeter of blocks; iv. Vary in style, architectural character and materials while reflecting design sensitivity to adjacent development; and v. Are designed as important landmarks with an urban character when located at prominent intersections.
Land Use •
to ensure that development creates a safe, healthy, sustainable, functional, efficient and visually pleasing environment;
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V o l u m e 2A – Secondary Plans Merivale Road • • • •
to support a community that is compact in urban form, pedestrian oriented, highly accessible by public transit and fosters community and human interaction; to continue the permission for retail and office uses, allowing a natural growth and response to market demand; to provide opportunities for community services and facilities to cater to the needs of residents of adjacent neighbourhoods; and to encourage the provision of additional housing opportunities in the form of mixed-use developments and, where appropriate, stand-alone residential uses.
Employment • •
to maintain the commercial vitality of the area thus preserving current employment; and to increase employment opportunities within the area by providing for greater diversity in permitted uses. Pedestrian and Cycling Linkages • • • •
to improve the physical quality of the public pedestrian environment along the Merivale Corridor to improve the pedestrian environment within each developed site and between adjacent sites; to improve the quality and, if possible, the quantity of crosswalks on all arterial and major collector roads within the study area; to improve pedestrian and cycling access and linkages between the neighbouring communities and the retail frontages along Merivale Road; and to expand the current network of cycling path within the areas well as connecting with the Regional Municipality of Ottawa-Carleton network
Transportation • •
• • • •
to develop a land use pattern and transportation system that supports transit riders, pedestrians, cyclists and vehicular traffic; to optimize traffic flow along the Merivale Corridor by providing the required turning and ancillary lanes as vacant sites develop, by consolidating site driveways as sites redevelop, by improving vehicular links between adjacent sites and by regular review of traffic control signal timing, phasing and progression; to maximize the efficiency of traffic flow within the Merivale Corridor so that undesirable traffic infiltration into adjacent residential neigi1bourhoods is minimized; to ensure that all new developments are designed to facilitate safe and efficient pedestrian movements and to minimize onsite pedestrian/vehicle conflicts; to optimize transit rider ship by improving pedestrian linkages by locating buildings closer to the street and by modifying transit routes as required; and to implement appropriate traffic and site planning measures in order to minimize potential adverse traffic-related impacts on existing residential uses.
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V o l u m e 2A – Secondary Plans Merivale Road
3.0 – Land Use Designations and Policies Land use policies established by this Secondary Plan are intended to implement the combined objectives and urban design principles. In all eases where the word development is used, it should be interpreted as both new development and redevelopment of existing properties. Urban design principles developed as part of this process clarify the municipality's intention with respect to the urban design and streetscape character of the Merivale Road Corridor. This Secondary Plan includes general policies, which primarily relate to urban design issues and are organized into four categories as follows: • • • •
Merivale Road Corridor; pedestrian realm; integration with existing residential communities; and inter connected vehicle access.
The land use designation that applies to the lands within the Merivale Corridor is: • Merivale Road Mixed Use. The lands affected by the Merivale Road Mixed Use designation are shown on Schedule I - Land Use.
3.1 General Policies General policies provide a statement which reflects one of the objectives or urban design principles, followed by one or more policies intended for implementation. 3.1.1 Merivale Road Corridor 3.1.1.1 Key intersections along Merivale Road should be articulated to help define shopping districts. 1. The intersections of Merivale Road at Viewmount Drive, Meadowlands Drive and Clyde Avenue should be anticipated with special built or landscaped features to help define the extent of the Corridor and discrete districts. 3.1.1.2 Merivale Road should allow the evolution of a built form that contributes to creating a distinct mixed use district. i. ii.
Developing street-edge buildings or "court" buildings; Street-edge building should ring or be directly connected to the perimeter of blocks in order to reattach buildings to the public streets; iii. "Court" buildings should be organized to frame parking areas in a "U" shape, creating "shopping courts" and articulating the Merivale Corridor into definable areas versus a linear character; iv. On large development sites, street-related and "court" building forms could be combined; v. Buildings should have landscaped areas, organized signage and co-ordinated access to defined discreet shopping areas; vi. Parking on sites with multiple retail and commercial uses should be directed to the interior of the block with access between frontage buildings or at the rear; Official Plan Consolidation for the City of Ottawa
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V o l u m e 2A – Secondary Plans Merivale Road vii. Wherever the building edge is adjacent to a street or pedestrian route, facades should be anticipated and designed to display windows and entrances to enliven pedestrian routes; and viii. Lands within the triangle formed by Merivale Road, Clyde Avenue and Baseline Road are subject to a number of development constraints arising from the existing development pattern and the complexity of the land ownership. As a result, proposals to develop this area may be considered on a staged basis to accommodate a transition to a more coordinated and integrated built room. 3.1.1.3 The streets cape treatment along Merivale Road should be consistent with an environment that supports and encourages pedestrian activity. i.
ii.
iii.
a. b. c.
d.
e. f. iv.
Council shall ensure that consistent streetscape treatment (landscape materials such as trees, shrubs and ground covers, street and pedestrian lights, flags and banners, information kiosks, transit shelters. newspaper boxes, waste receptacles and benches) are provided along Merivale Road to enhance the visual cohesiveness of the corridor. Where possible, the streetscape along Merivale Road should incorporate a 7 metre zone at the street edge, comprised of: a 2 metre zone for snow storage, traffic signs or lighting; a 2 metrewide pedestrian sidewalk; and, a 3 metre zone for planting and amenities such as benches and transit shelters. In particular, the design and function of the proposed east-west roadway located north of Viewmount Drive as shown on Schedule 2 is of importance given that this road will be developed adjacent to existing residential and institutional Uses. The road shall be designed to ensure an attractive and active streets cape and a strong pedestrian environment. The design of the road shall include the following key elements: The roadway shall contain a maximum of 2 lanes (not to individually exceed 3.5 metres) for the movement of vehicular traffic and a right-of-way width of 20.0 metres. Additional turn lane(s) may be required at the Merivale Road intersection. The roadway sha11 incorporate a number of design features to ensure traffic calming and will include on-street parking (where appropriate), bump-outs, platform pedestrian crossings, special pedestrian pavements, and landscaped entrance islands. The pedestrian realm shall be enhanced by way of wide sidewalks (2.0 metres initially, increased to 4.0 metres as the street evolves) on both sides of the street, well articulated pedestrian crossings, and an urban cross section. The sidewalk on the south side of the new road, in the vicinity of the Westpark Condominium, shall not exceed 2.0 metres unless the Westpark sire is redeveloped. Landscape elements within the streetscape shall include a tight spacing of street trees, landscaped entrance features, and additional landscape buffering to include berms and additional planting in the area north of the Westpark Condominium. Lighting shall be pedestrian scale, white source, comprised of fixtures of architectural interest. The built from1 adjacent to the new roadway shall to the extent possible address the street, both functionally (i.e. entrances, display windows, canopies, etc.) and visually. All signage shall be architecturally integrated with and into new built forms. Site access (private approaches) to the new roadway shall be limited. In particular, any access located in close proximity to the Westpark Condominium shall not provide a continuous or unobstructed north-south link between Viewmount Drive and the new east-west roadway In the case where it is not possible to provide for a 3 metre or adequate Zone for planning and amenities, landscaped planters in the adjacent parking area shall be permitted in order to accommodate the planting of street trees, provided that the safe operation, normal flow and parking of transit vehicles, pedestrians, cyclists and private motor vehicles is not compromised.
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V o l u m e 2A – Secondary Plans Merivale Road 3.1.1.4 Improvements to the quality and quantity of crosswalks in the area will be provided as follows: i.
Curb radii, crosswalk widths, median and refuge island dimensions, and pedestrian light phases at existing and new controlled intersections should be designed and scaled to be pedestrian-friendly. ii. Additional signal-controlled pedestrian crosswalks should be considered along Merivale Road to facilitate east west pedestrian movements in co-ordination with "mid-block traffic" intersections and spaced at intervals of between 200 and 300 metres. iii. Additional signal controlled crosswalks should also be considered, where appropriate, on Grant Carman Drive and Clyde Avenue and the area's east-west arterial roads. 3.1.2 Pedestrian Realm 3.1.2.1 A convenient, comfortable, attractive, safe and fully connected network of sidewalks should be provided to link retail complexes, transit stops and the public sidewalks along Merivale Road. i. ii.
All public sidewalks should be connected to sidewalks on adjacent private retail and commercial properties. Wherever possible, driveways should be consolidated to reduce the number of curb cuts across the sidewalks.
3.1.2.2 Well furnished, protected and continuous pedestrian sidewalks should be provided along all frontages in all developments. i.
All frontages should provide continuous pedestrian sidewalks connected directly to the sidewalks of the adjoining street and separated from the parking and/or service vehicle areas. ii. A minimum of 25 percent of the length of any frontage shall include significant landscape features and public area. iii. At a minimum, curbs, speed bumps and other means shall be used to separate pedestrian paths from internal site vehicle access routes and parking aisles. Separation with more aesthetically pleasing materials or landscaping is encouraged. iv. Pedestrian routes o individual properties shall be co-ordinated with pedestrian routes or people moving to/from their parked cars and people moving to/from the public sidewalks, transit stops and other locations. 3.1.3 Integration With Neighbouring Communities 3.1.3.1 Efficient and safe connections shall be provided between the adjacent residential areas and the Merivale Corridor. i.
Council shall require that new roads be incorporated in proposals for development and redevelopment along Merivale Road. Conceptual corridors for some of these roads have been identified on Schedule 2 while others, such as in the area of the triangle of lands formed by Merivale Road, Clyde Avenue and Baseline Road will be identified during the review of development applications. ii. New roads required by Council are not necessarily intended to be in public ownership in all cases, but may be privately-built roads designed to public road standards. iii. New east-west footpaths and similar forms of pedestrian connections be provided where there are opportunities to punctuate retail plazas. Official Plan Consolidation for the City of Ottawa
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V o l u m e 2A – Secondary Plans Merivale Road iv. A north-south pedestrian walkway and Cycle route east and west of Merivale Road shall be established to provide for a continuation or a north-south link in the City's designated cycle network and to facilitate improved connections between neighbourhoods. Where possible, it shall consist of a dedicated, off-road facility. Only where necessary, will the facility consist of a shared, on-road facility. The route should also provide for direct links to the east- west designated cycling routes along Capilano Drive, Meadowlands Drive, Viewmount Drive and Colonnade Road. The general location of this facility is outlined on Schedule 2 - Walkways, Cycle Paths and Proposed Roadway Corridors. More specific direction with respect to potential alignments for this facility are provided in the Urban Design Guidelines. It is intended that the exact location for such a facility will be determined at the time of site development through the Site Plan Approval process. v. Cycle routes should only cross major roads at traffic controlled locations (either signals or stop signs). vi. Off-road recreation paths should be consistent with the dimensions outlined in the former City of Nepean Cycling Network Plan, 1995 and amendment thereto. Typically, the minimum width is 2.7 metres, although a 3.5 metre wide path is preferred. vii. Regulatory information and warning signs should be provided in accordance with the former City of Nepean Cycling Network Plan. 3.1.3.2 Well-landscaped, comfortable and attractive pedestrian and cyclist connections, with amenities, such as lighting and benches, should be provided to enhance the appeal of walking and bicycling to the Merivale Corridor. i.
Pedestrian and cyclist connections should be linked to parks and community facilities where possible. ii. Where possible existing and proposed east-west streets connecting the residential neighbourhoods to Merivale Road should have a 7 metre street-side zone for snow storage (2 metres) and a walkway (2 metres), leaving a 3 metre wide one for planting trees, shrubs and ground cover. This shall be a priority along blank walls or the service and loading flankage of retail buildings. iii. In the case where it is not possible to provide for a 3 metre or adequate zone for planting and amenities, landscaped planters in the adjacent parking area shall be permitted in order to accommodate the planting of meet trees, provided that the safe operation, normal flow and parking offsite vehicles, pedestrians, cyclists and private motor vehicles is not compromised. 3.1.3.3 Measures shall be instituted to provide for a greater compatibility between non-residential and residential uses. i.
Appropriate separations, setbacks and transitions in use, built form and density shall be used to enhance the relationship between existing and future commercial uses along Merivale Road and the residential uses within and adjacent to the Merivale Mixed Use Area. Where new high-rise buildings are proposed, particular regard shall be had to the protection of solar access and sight lines for existing residential uses. ii. Alternative approaches or locations for service and loading areas associated with new or existing retail buildings located on and oriented to Merivale Road that are typically in conflict with adjacent residential Uses shall be encouraged. Where this is not possible, such loading, service and parking areas should be screened or buffered from adjacent residential uses using fences, planting and/or, where possible or appropriate, berms. iii. The existing length of Grant Carman Drive should be developed as a "frontage" street, with the front of development oriented to Grant Carman Drive, buildings defining the edge of the Official Plan Consolidation for the City of Ottawa
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V o l u m e 2A – Secondary Plans Merivale Road right-of-way and parking organized and screened so as not to detract from the appeal and pedestrian use of the street. iv. Portions of existing and proposed Grant Carman Drive front on or abut residential development. The pattern of new development should be of a compatible nature, by virtue of use and design. In this regard, medium and high density residential uses in mixed-use developments and stand-alone residential buildings shall be encouraged. Stand-alone commercial uses may be permitted, subject to the inclusion of streets cape and site design elements which are compatible with the character of the street. 3.1.4 Interconnected Vehicle Access 3.1.4.1 Common (shared) vehicular routes between sites within large blocks shall be provided to reduce the number of inter-site movements occurring on Merivale Road or other major roads. i. ii.
iii. iv. v. vi. vii.
Within new developments, and where possible in redevelopment sites, parking aisles, parking bays and pedestrian sidewalks shall be linked with adjoining sites. Road systems should be introduced within large blocks, particularly those on the east side of Merivale Road and the Clyde Avenue/Merivale Road/Baseline Road "triangle", to increase their permeability and to distribute traffic more evenly while minimizing the number of driveways on Merivale Road and Clyde Avenue. Development fronting on Colonnade Road shall be limited to Colonnade Road for vehicular access/egress. Existing and new site entrances should be co-ordinated to provide convenient road links between the large blocks. Landowners are encouraged to co-operatively resolve intemal linkages between their separate parking and service facilities, Changes to the transportation system resulting from development should minimize the potential for cut-through traffic in adjacent neighbourhoods. Traffic signal-controlled crossings of Merivale Road and other arterials should be coordinated to the extent possible. Council will allow for reduction in parking requirements, particularly in large, mixed-use blocks where opportunities for shared parking can be demonstrated, to encourage co-operation amongst landowners in creating common vehicular and pedestrian routes.
3.2 Land Use Designations 3.2.1 Merivale Road Mixed Use 3.2.1.1 Permitted Uses The "Merivale Road Mixed Use" designation is intended to permit a broad range of commercial uses, including retail and office uses, entertainment and intensive recreational uses, residential development at medium and high densities, and a range of community and institutional facilities and services. Single and semi-detached housing forms shall not be permitted within areas designated "Merivale Road Mixed Use" (except for lands fronting on Eleanor Drive), Uses compatible with complementary to and serving the commercial and residential use of the land, such as community centres, libraries, places of worship, schools, day care centres, parks and open space linkages may be permitted within the "Merivale Road Mixed Use" designation. Commercial uses permitted within areas designated "Merivale Road Mixed Use" in the form of shopping centres or malls, as well as groups of or individual freestanding establishments include: •
retail and other commercial uses including:
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V o l u m e 2A – Secondary Plans Merivale Road
• • •
o department stores; o food stores; o restaurants; o service commercial and personal service uses; and o retail stores with a gross floor area of 2,700 square metres or less. financial institutions and services; business, professional and medical offices; and entertainment and recreational uses.
3.2.1.2 Policies It is the intent of this Plan that permitted commercial uses will be developed on the ground or main level of buildings. Office uses are encouraged to locate at and above the ground level. Residential uses located adjacent to Merivale Road shall only be permitted to be located above ground level retail or office uses. Stand alone residential uses may not be permitted at locations fronting onto Merivale Road or Clyde Avenue, however, may be encouraged to locate along other streets such as Grant Carman Drive. Applications for rezoning may be considered up to the following maximum densities: i. ii.
a single Use building shall generally not exceed a floor space index of 0.33; residential buildings fronting onto Merivale Road or Clyde A venue must provide retail or office space at grade and shall generally not exceed an overall floor space index of 0.66, with the residential, component being limited to a floor space index of 0.33 and the retail component limited to a floor space index of 0.33; iii. mixed Use buildings containing only retail and office uses shall generally not exceed an overall floor space index of 0.6 with the retail component being limited to a floor space index of 0.33 and the office component limited to a floor space index of 0.33; and iv. mixed use buildings containing retail, office and residential uses must provide retail space at grade and shall generally not exceed an overall floor space index of 1.0, with the retail, component being limited to a floor space index of 0.33, the office component limited to a floor space index of 0.33 and the residential component limited to a floor space index of 0.33. Publicly owned parkland shall be provided at a standard of 1.2 hectares per one thousand persons. In order to implement the Urban Design Guidelines with respect to open space adjacent to Merivale Road, Council shall encourage the provision of parkland associated with development primarily in the form of small urban squares at intersections and between developments. Council may also encourage the provision of parkland in the form of linear landscaped spaces along Merivale Road and the intersecting roads. Council may consider the reduction or elimination of Development Charges for residential uses in mixed use projects in order to encourage the provision of housing in the Merivale Road Area. All development within the "Merivale Road Mixed Use" designation is subject to Site Plan Control.
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V o l u m e 2A – Secondary Plans Merivale Road
4.0 – Transportation Policies 4.1 The Road Network 4.1.1 Development and Redevelopment of Merivale Road Sites As development or redevelopment occurs on sites along Merivale Road and Clyde Avenue, the following shall take place: i.
the right-of-way along the roads shall be protected in order that required turning and auxiliary lanes can be provided; ii. opportunities to reduce the number of site driveway connections to Merivale Road and Clyde Avenue shall be investigated; and iii. opportunities to improve vehicular and pedestrian interconnections with adjacent sites shall be investigated in order to minimize localized travel and turning movements onto and off of the study area's arterial roads. 4.1.2 Design Review of Signalized Intersections During redevelopment of all or most of the more vacant land parcels, a review of the design of all signalled intersections within the study area shall be undertaken with the view to improving the pedestrian environment while maintaining acceptable levels of service and volume to capacity ratios for vehicular traffic flow. As pan of this review, consideration should be given to the merits of removing channelization and/or right-room lanes with respect to both pedestrian and vehicular traffic. 4.1.3 Grant Carman Drive Corridor The Grant Carman Drive Corridor shall: i.
not be protected as a public road right-of-way between the private commercial access road (east of Merivale Road, mid-block between Meadowlands Drive and Capilano Drive) and Merivale Road and shall be used for either public open space (incorporating a multi-use recreational path) or, where appropriate, residential development; ii. remain protected as "transportation reserve" between the private commercial access road (east of Merivale Road, mid-block between Meadowlands Drive and Capilano Drive) and Meadowlands Drive in order to provide opportunities to increase or maximize the potential for site accessibility in the development or redevelopment of adjacent commercial properties; iii. remain protected as "transportation reserve" south from Viewmount Drive to approximately mid-way to Colonnade Road and then terminate at Merivale Road in order to provide opportunities to increase or maximize the potential for vehicular and pedestrian site accessibility in the development or redevelopment of adjacent properties; and iv. remain protected as "transportation resolve for the purposes of a recreation path from approximately mid-way between Colonnade Road and Viewmount Drive south to Colonnade Road.
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V o l u m e 2A – Secondary Plans Merivale Road
5.0 – Implementation This Secondary Plan shall be implemented by the powers conferred upon the municipality by the Planning Act, the Municipal Act and other applicable statutes and in accordance with the applicable policies of the Ottawa Official Plan in addition to the following policies.
5.1 Zoning By-Law It is the intention of this Plan that the existing zoning provisions remain in effect. In addition, aspects of this Plan may be implemented through applications for rezoning policies.
5.2 Urban Design Guidelines The Urban Design Guidelines developed as part of the Secondary Plan process are instrumental in the formulation and achievement of the land use and design vision for the Merivale Road Corridor. Although some of the policies of this Plan derived difficulty from the Urban Design Guidelines and are intended to assist in the achievement of this vision, it must be demonstrated to the satisfaction of the City that development proposals comply with their specific direction and general intent.
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V o l u m e 2A – Secondary Plans Baseline and Woodroffe Area
Baseline and Woodroffe – Secondary Plan 1.0 – Introduction The Baseline and Woodroffe area affected by this Secondary Plan is intended to function as a focal point for business and activity, accommodating a large amount of employment and related development with good access to transit. This Secondary Plan will guide the development and redevelopment of lands within this area which can generally be described as being land situated around the southern half of the Baseline and Woodroffe Intersection. On the west side of Woodroffe Avenue the subject area is bounded by the boundary of the former City of Ottawa (just south of Baseline Road) on the north, the easterly portion of Centrepointe Drive on the west, and Tallwood Drive on the south. On the east side of Woodroffe Avenue the subject area is bounded by the boundary of the former City of Ottawa on the north, Navaho Drive and the extent of the Algonquin College property on the east and on the south. A plan showing this area can be found in Schedule 1 to this Plan. It is the intent of this plan that the Woodroffe and Baseline area affected by this Secondary Plan be developed at a higher density and in a more prominent way than business parks and the commercial sectors which do not have access to a rapid-transit station.
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V o l u m e 2A – Secondary Plans Baseline and Woodroffe Area
2.0 – Secondary Plan Goals and Objectives 2.1 Goal The goal of this Secondary Plan is a vibrant, urban focal point for business, commerce and academia, where a majority of people travel by walking, cycling and use of public transit.
2.2 Objectives The objectives of this Secondary Plan are as follows: • • • • • • • • • • • • • • • •
To create a sense of identity and continuity through streetscaping, massing and urban design. To protect for the most dense development which can be accommodated in the Secondary Plan area over the planning period (2021), while recognizing that this level of development is an interim step in the evolution of this centre. To strengthen and improve the visual character of the centre. To provide opportunities for a healthy living style through the provision of recreational pathways, improved public and private pedestrian amenities, well planted greenways and complementary uses which encourage walking. To maintain and build upon the opportunities for employment presented by existing employers within the study area. To provide opportunities for high density residential development. To provide stability for the adjacent low density residential neighbourhoods. To create a compact, pedestrian oriented heart for the wider area which fosters community and human interaction. To improve pedestrian and cycling access and linkages between neighbouring communities, across roads, and among uses within the Secondary Plan area. To expand the current network of recreational pathways and improve connections to the City cycling network. To develop a land use pattern and transportation system that supports pedestrians, cyclists, transit, and vehicular traffic. To limit access points into developments from public roads and create a system of internal roads which provide clear way finding within various precincts in the Secondary Plan Area. To ensure that development within Secondary Plan Area minimises the effect on surrounding residential communities of through traffic or off-site parking. To ensure that all new developments are designed to facilitate safe and efficient pedestrian movements and to minimize on-site pedestrian/vehicle conflicts. To optimize transit ridership by improving pedestrian linkages, locating buildings closer to the street, and modifying transit routes as required. To use all appropriate aspects of traffic demand management, such as mixed land uses, reduced parking requirements and parking caps, revision of parking pricing, and subsidizing transit passes, as a tool to minimize the number of people coming to the Secondary Plan Area by private vehicles.
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V o l u m e 2A – Secondary Plans Baseline and Woodroffe Area
3.0 – Development and Transportation Policies 3.1 Approach The transportation system is key to the development within the Secondary Plan area. It forms the skeletal structure of the area, determines the level of development that can be accommodated and requires that transit friendly urban design and land uses be established. For these reasons, transportation issues have formed the foundation of this Secondary Plan. The area is bounded and bisected by major arterials and the rapid-transit station. These roads, and major pathway corridors naturally divide the planning area into precincts (see Schedule 2 attached). It is intended that most of the components of the transportation system be seen as places to be, not just to move through. Activity should be focussed on the roads, pathways and rapid-transit station. Much of the area's identity and sense of place will come from the design of the streets and pathway corridors and the treatment and edge of buildings along roads and along the rapid-transit station. The capacity of the transportation system drives the determination of the maximum density that can be accommodated. The most dense development shall occur in proximity to the station to encourage transit use. The maximum development potential has been determined based on no more than 50% of peak period trips being made by car at build out (2021), and on a number of improvements being made to both the collector and arterial road system. This aggressive strategy has been used because it is more appropriate to focus development on rapidtransit stations where a high modal split can be achieved than in developments which are not centred on a rapid-transit station. It is also known that as traffic becomes congested, driver patterns will change to deal with the congestion. Through traffic will avoid the area, employees will take the bus, come earlier or later to work, among other things. The maximum development level is a target derived from the Baseline Woodroffe Primary Employment Centre Transportation Review Study conclusions and acknowledging development levels that have been approved in the past. The transportation study is seen as something which gives a general indication of what level of density the plan should be able to accommodate, not an absolute value. It gives this plan a starting place. Over the years this plan will need to be revisited as factors affecting transportation and land use change. One of the main thrusts of this plan is to preserve opportunities for dense development in the future, both within and beyond the planning period. Last, efficient use of the rapid-transit station has driven the type of development that should be permitted within the various precincts identified in the planning area. Generally, office uses are encouraged closest to the station as they are the most likely to generate high transit ridership. Residential, retail and service development is generally preferred just outside of the 300 metre radius around the station. This radius is shown on Schedule 2.
3.2 Transportation Systems 3.2.1 Road Network The road network consists of the arterial and collector roads shown on Schedule 3. The road network has been designed to carry buses, private cars, bicycles and pedestrians. In keeping with the Official Plan, walking, cycling, and transit shall have first priority as part of a balanced transportation system that accommodates all users and minimises environmental social and financial impacts. Two new roads are required to accommodate the development contemplated by this Plan.
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V o l u m e 2A – Secondary Plans Baseline and Woodroffe Area The first new road is an extension of Navaho Drive from its present terminus just south of Baseline Road, westward generally along the north side of the Algonquin College property to Woodroffe Avenue. The purpose of this new road is to serve as a collector road providing a new face and improved access to Algonquin College and Shoppers City West. Buildings shall front onto this new road wherever possible. In the case where this is not possible, a building may be allowed to flank the extension of Navaho Drive if special treatment is given to the building facade and opportunities for those inside the building to look onto the public road and sidewalk are provided. The second new road is a link from Constellation Crescent to the Woodroffe Avenue ultimately serving lands on the west side of Woodroffe and the rapid-transit station. While the Baseline rapid-transit station remains at grade, this road is intended to be capable of carrying only bus, bicycle and pedestrian traffic from Constellation across Woodroffe Avenue. It will also accommodate access to the rapid-transit station for buses. The road only provides vehicular access to development on the west side of the rapid-transit station from Constellation Crescent, the remainder of the road would be closed to cars. When the Baseline rapid-transit station is reconstructed below grade, then the new road will carry vehicular traffic throughout its length, across the rapid-transit network and Woodroffe Avenue. In addition to these two new roads, a re-construction of the Constellation intersection with Baseline Road to allow full turning movements at a signalized intersection is also required to support development. 3.2.2 Transit The rapid-transit station shall be the primary focal point of the Secondary Plan area. The siting and design of buildings shall provide a sense of place around the rapid-transit station itself, and small landscaped areas shall be provided next to bus stops where appropriate to encourage transit ridership. Further, in order to create a more vibrant atmosphere next to the station and improve safety of transit riders, uses such as restaurants, convenience stores, recreation and service business which tend to be open for extended hours shall be encouraged and sited so as to face onto the station and local roads or major pathways. It is intended that these uses be accessory or secondary to the employment uses next to the station and that they generally be located in the ground floor of an office building. The improvements in the road system will improve routing of local buses and bus links from the rapidtransit station to the local area. In order to encourage the use of transit, and given the high levels of new development expected on the east side of Woodroffe Avenue, and the already crowded pedestrian crossings, a grade-separated connection to the Baseline rapid-transit station should be provided. The City, transit authority, and affect landowners will participate in negotiations relating to the design, timing, and cost sharing of this facility. In order to encourage the use of transit, the City shall encourage mixed uses which allow employees and residents to run daily errands, socialize, obtain services, eat, and shop by walking on lunch hours or before or after work. The planning and development of individual sites adjacent to the Baseline rapid-transit station shall provide for direct and convenient all-season public walkways to the Station. At such time as the Baseline rapid-transit station is constructed below grade, physical connections such as weather protected pedestrian links, preferably through buildings, and the development of air rights over the rapid-transit network shall be encouraged. 3.2.3 Pedestrian and Cycling Network A convenient, comfortable, attractive, safe, well lit, and fully connected network of sidewalks shall be provided through private developments, and to link private development with public sidewalks and transit Official Plan Consolidation for the City of Ottawa – January 2007
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V o l u m e 2A – Secondary Plans Baseline and Woodroffe Area stops. The pedestrian and cycling network shall support convenience linkages as well as connections to recreational opportunities. Wherever possible, driveways should be consolidated to reduce the number of vehicle crossings of sidewalks in order to make the pedestrian environment as safe and continuous as possible. A number of desire lines were identified by the Baseline and Woodroffe Transportation Review Study (see Schedule 4). These desire lines shall be accommodated in all new development or redevelopments. Connections from residential communities outside of the Secondary Plan area to Baseline rapid-transit station shall be provided by way of recreation paths or sidewalks on both private and public land. These connections shall be kept as direct and visually clear as possible. Showers in office buildings shall be required through the zoning by-law or other means whenever possible and practical to encourage walking, cycling, and a healthy life style. Land shall be protected for the extension and redevelopment of multi-use pathways and on road cycling facilities in accordance with the pedestrian and cycling network shown on Schedule 4 attached hereto. Road widenings or easements sufficient to accommodate these transportation facilities in the most appropriate location shall be conveyed to the City as part of the development approvals process. These areas shall have wide boulevards and be flanked with street trees where ever possible. Sidewalks shall be provided on both sides of every street in the Secondary Plan Area. Sidewalks shall generally be 2.0 metres in width. Substantial street trees shall be provided on both sides of every street. Buildings shall be massed to the road where ever possible and have entrances which make walking from the building to public roads or to the rapid-transit station easier. Utility wires shall be encouraged to locate underground so as to allow more and varied tree planting without the interference of overhead wires, to improve aesthetics, and the pedestrian environment. 3.2.4 Parking Given the potential for walking, cycling, and high transit ridership in the Secondary Plan Area the standard minimum amount of parking required by the implementing zoning by-law for any given use shall be decreased. The amount of parking provided at a site should be balanced between providing an aesthetically pleasing development and providing sufficient onsite parking so that people are not forced to park in inappropriate places. It is expected that as the area grows and matures, and the transit service to Baseline Station improves, that the need for parking will decrease further. Other parking strategies include encouraging shared parking between complimentary uses, and provided for this in the zoning bylaw. Further, on street parking, especially for off-peak uses such as theatres and restaurants will be permitted where ever it does not compromise the needed capacity in the transportation network. There are a number of issues, which affect the parking rates for the Secondary Plan Area. First, it will take time for the high modal split upon which this Plan is based to be met and it would be onerous to reduce parking drastically for developments that are completed in the early stages of the planning period. Second, there is a limit; to the number of private automobiles the transportation system can accommodate travelling to the Secondary Plan Area. Third, the supply of parking once an area matures can affect commuting habits. Parking policies for the Secondary Plan area are therefore as follows: The amount of parking for a development generally within 400 metres of the rapid-transit station shall generally be capped at the maximum permitted for the parcel if it were built to its full development potential at the rate determined in the Baseline-Woodroffe Primary Employment Centre Transportation Review or as otherwise approved by the City based on parking and traffic studies. Outside of the 400 metre radius reduced parking requirements will be set in the zoning by-law based on the same principles; however, allowances may be Official Plan Consolidation for the City of Ottawa – January 2007
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V o l u m e 2A – Secondary Plans Baseline and Woodroffe Area made based on the use (more uses are permitted outside of the 400 metre radius which have different parking and traffic characteristics than office uses) and whether or not the site is being fully developed in the early stages of this Plan, prior to improvements to the transit system or an increase in the modal split. Below grade and at grade parking shall be favoured over the construction of parking structures to improve the pedestrian environment on the street and encourage walking and transit trips. At grade parking is also more easily converted into more dense development in the future than structured parking, and therefore is a more adaptable land-use for future redevelopment. Algonquin College has a study by Totten Sims Hubicki, with specific traffic and parking rates, which were used as base assumptions for the traffic study which forms the basis of this plan. Parking on the College property will be reviewed against the Totten Sims Hubicki Report and updated parking demand studies, and appropriate rates and locations of parking will be determined through site plan control. 3.2.5 Transportation Demand Management In order to achieve the goal set out in Section 2.1 of this plan it will be necessary for people to change the way they get to work: they will need to stop using their car and walk, cycle or take public transit. Transportation Demand Management (TDM) is defined as a series of demand side strategies that are used to help reduce traffic congestion. The implementation of TDM measures shall be considered as part of every application for new development or redevelopment within the Secondary Plan area. Traffic impact and parking studies acceptable to the City must support every application for development in the study area. These measures include, but are not limited to the following: • • • • • • • •
encourage employers to provide transit pass subsidies encourage development of neighbourhoods with a mix of land uses encourage pedestrian, bicycle, and transit friendly land use planning and site design encourage home based work discourage parking subsidies (including the elimination of free parking); encourage reduced supply of new parking; encourage traffic reduction by families and individuals (at a household level); creation of an association to oversee and coordinate the implementation of the private sector's TDM measures.
3.2.6 Traffic and Parking The successful implementation of this plan with respect to density of development will require the achievement of a high modal split and of infrastructure being built at appropriate times. This Plan shall be monitored by reviewing traffic impact and parking demand studies required to support various applications as development proceeds. It is expected that arterial roads in the area will be at capacity throughout the life of this plan, and that over time the modal split will increase in favour of transit, walking and cycling. Should this trend not be evident then an amendment to this Plan will be necessary.
3.3 General Land Use and Urban Design Policies The Baseline and Woodroffe area is naturally divided into four separate precincts which have taken on unique roles. These roles have evolved over the past 30 years and this plan seeks to capitalize on the positive momentum of these existing successful developments.
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V o l u m e 2A – Secondary Plans Baseline and Woodroffe Area All four precincts are bisected by a line representing the 300 metre radius around the rapid-transit station (Schedule 2). Higher density uses, specifically employment and academic uses must be located within this radius. Development over the rapid-transit network itself is encouraged provided it meets the other provisions of this plan. Land within this radius shall generally be developed at a Floor Space Index (FSI) of 1.0. and land outside of the 300 metre radius shall generally be developed at a Floor Space Index of 0.4 unless stated otherwise in the detailed land use policies below. If this density is not achieved through a particular application, then it must be shown how the target level of development can be accommodated in a reasonable and likely fashion in the future. Some parcels of land may be developed at a greater FSI than stated above, provided the total for the precinct is not exceeded and the development of the remainder of the precinct is not compromised. Development should not significantly exceed the total development potential discussed within each precinct below without amendment to this plan. Any such amendment must be supported by a transportation study. The density targets given in this Section are intended to provide an appropriate density of development that can be accommodated on the transportation network and that can result in the urban character which this secondary plan seeks to achieve. Minor deviations from the target and amendment to the targets within various precincts is permitted without an amendment to this plan, provided that the general intent and policies of the plan are maintained. The intended targets are to be utilized for monitoring purposes throughout the implementation of the Secondary Plan. The Baseline and Woodroffe Primary Employment Centre Design Guidelines developed as part of the Secondary Plan process are instrumental in the formulation and achievement of the land use, transportation and design vision for the area. Although some of the policies of this Plan are derived directly from the Design Guidelines and are intended to assist in the achievement of this vision, it must be demonstrated to the satisfaction of the City that development proposals comply with their specific direction and general intent. All precincts shall be developed as integrated units which contain a mix of complementary uses, as detailed below. Master concept plans showing locations of buildings, internal roads and pedestrian routes may be required to achieve this goal. Vehicular access to public roads shall be shared and coordinated so as to minimize the number of them. The intent of this policy is to ensure pedestrian routes are as continuous and safe as possible, landscaping is increased, and capacity on the public road network is maximized.
3.4 Precinct Policies 3.4.1 Constellation Precinct The Constellation Precinct will accommodate the largest office component of the four precincts. Development within this precinct shall be a mix of uses. Residential uses shall be encouraged, preferably adjacent to existing residential dwellings along Centrepointe Drive. Commercial uses, which support and complement the office and institutional uses shall also be encouraged. The total development potential of this precinct is roughly 111,000 square metres, not including the floor area of the existing high school and 400 housing units, which could be supported by the transportation network. The island of land bounded by Baseline Road, Woodroffe Avenue and the rapid-transit network may be developed at a lower FSI given its inefficient configuration and poor vehicular access. Uses on this site shall be employment uses which have a strong focus on the rapid-transit network. Commercial uses primarily serving those travelling by private automobiles shall not be permitted.
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V o l u m e 2A – Secondary Plans Baseline and Woodroffe Area Sir Guy Carleton High School is expected to remain in its current location in the short term. Limited development may be accommodated on this property, however, any major redevelopment for employment uses will require a revision to this plan. 3.4.2 Meridian Precinct The Meridian Precinct is currently characterized by residential and civic uses. Ben Franklin Place serves as a gathering place for the community. Further office development will be encouraged, especially next to the rapid-transit station. The total development potential of this precinct is roughly 91,000 square metres. Land within the 300 metre radius shall generally be developed at a FSI of 0.7. 3.4.3 College Square Precinct Development and redevelopment of the lands in the College Square precinct shall provide for a mix of uses including office, entertainment and retail uses which are linked and oriented to the Baseline rapidtransit station and massed against public road frontages. The College Square Precinct is the retail hub. Redevelopment of the existing Shoppers City West Shopping Centre is expected to occur in the short term. The retail component is limited to 35,000 square metres. Retail uses which are accessory to the office development and second floor or mezzanine space shall not be included in this maximum. The total development potential of this precinct is roughly 70,500 square metres. Land within the 300 metre radius shall be developed generally at a FSI of 0.7. 3.4.4 Algonquin Precinct The Algonquin Precinct is home to Algonquin College and St. Nicholas Adult High School. A community college with secondary uses such as residences, retail and recreation facilities shall be permitted. All development applications shall be supported by an up to date master concept plan showing the layout of the entire college property and traffic and parking impact studies to show that the modal splits assumed by the master transportation plan for Algonquin are being met. No total development potential based on a Floor Space Index is indicated in this Plan for this precinct because the nature of a College is so different from that of a typical employment use and each addition to the college so unique, that it is more appropriate to deal with this site on a master planning basis. Applications for non-student residential development or commercial uses which are not ancillary to the college would require an amendment to this plan. St. Nicholas Adult High School currently has access from Lotta Avenue in the City View Community. Should this school site become part of the larger Algonquin College development and fully integrated with the campus, the vehicular access to Lotta avenue should be terminated so as not to negatively impact the adjacent residential area. Further, vehicular access from Tower, Cote de Neige, or Rita Streets shall not be permitted.
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V o l u m e 2A – Secondary Plans Baseline and Woodroffe Area
4.0 Implementation This Secondary Plan shall be implemented by the powers conferred upon the municipality by the Planning Act, the Municipal Act and other applicable statutes and in accordance with the applicable policies of the Ottawa Official Plan in addition to the following policies.
4.1 Zoning By-law This Plan shall be implemented through the enactment of implementing zoning by-laws in conformity with the provisions of this Plan. The City may designate a holding zone with the prefix 'H' and specify the future uses of these lands that, at the present time, are considered premature or inappropriate for development for any one or more of the following reasons: • • • • • • •
community services and facilities such as sanitary sewers, stormwater management facilities, water supply, parks and schools are insufficient to serve the proposed development; transportation facilities are inadequate or inappropriate based on anticipated traffic; the number and location of access points to the site are inadequate and incapable of functioning safely and efficiently; where development relies upon other matters occurring first, such as the consolidation of land ownership to ensure the orderly development of the project and/or the securing of funding for infrastructure, services or outstanding application processing fees; the need for a site plan agreement; supporting studies are required on matters related to traffic, parking, soils, protection of any site features, environmental constraints, design features, or market impact analysis prior to development approval; and, removal of the 'H' prefix will depend on meeting the specific City conditions identified by the holding zone by-law.
4.2 Applications Applications made under the Planning Act, such as applications for minor variance severance, zoning bylaw amendment, or site plan control, shall only be recommended for approval which: • • • • • •
conform with the policies and designations of this Secondary Plan; and, are supported by a traffic impact and parking studies acceptable to the City; and, have considered the appropriateness of various Transportation Demand Management measures; and, can be provided with adequate services and facilities as required by the policies of this Plan; and, are not premature and are in the best interest of the municipality; and, comply with the Urban Design Policies of this Plan.
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V o l u m e 2A – Secondary Plans Baseline and Woodroffe Area
5.0 – Interpretation This Secondary Plan is a statement of policy. It is intended as a guide to the development. Some flexibility in interpretation is permitted, provided the general intent of the policies and principles of this Plan are maintained. Where lists or examples of permitted uses are provided, they are intended to illustrate the possible range and type of uses that are to be considered. Specific uses not listed, but considered by the City to be similar to the listed uses and to conform to the general intent of the applicable land use designation may be recognized as a permitted use. Minor variations from numerical requirements in the Plan may be permitted without an amendment provided that the general intent of the Plan is maintained. Net density is the measure of the amount of building that can be developed on a given site (either in number of dwelling units or amount of floor space), divided by the net land area of the site. Net land area is calculated following all land takings for public purposes. Public land takings include road rights-of-way, schools, parks, hazard lands etc. Development within the area affected by this Secondary Plan shall be subject to all policies of this Secondary Plan and any applicable policies of the parent Official Plan. However, where there is a conflict between this Secondary Plan and the parent Official Plan, the policies of this Secondary Plan shall apply. Baseline and Woodroffe – Secondary Plan .................................................................................................. 1 1.0 – Introduction ................................................................................................................................... 1 2.0 – Secondary Plan Goals and Objectives............................................................................................. 2 2.1 Goal.............................................................................................................................................. 2 2.2 Objectives..................................................................................................................................... 2 3.0 – Development and Transportation Policies ....................................................................................... 3 3.1 Approach ...................................................................................................................................... 3 3.2 Transportation Systems ............................................................................................................... 3 3.3 General Land Use and Urban Design Policies ............................................................................ 6 3.4 Precinct Policies ........................................................................................................................... 7 4.0 Implementation .................................................................................................................................... 9 4.1 Zoning By-law............................................................................................................................... 9 4.2 Applications .................................................................................................................................. 9 5.0 – Interpretation .................................................................................................................................. 10
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V o l u m e 2A – Secondary Plans Longfields, Davidson Heights, South Merivale Business Park (Areas 1, 2 and 3)
1.0 – South Nepean – Secondary Plan for Areas 1, 2 & 3 1.1 Introduction This Secondary Plan has been prepared to provide a more detailed approach to policy formulation and implementation than provided for in the Official Plan. The primary goal is to provide policies and an approach to guide future development in the Secondary Plan Area, which essentially includes the Longfields (Area I) and Davidson Heights (Area 2) Communities and South Merivale Business Park (Area 3). The boundaries for the study area are generally defined by: • Greenbank Road to the west; • CN Railway Tracks and Fallowfield Road to the north; • Rideau River to the east; and, • Strandherd Drive and Crestway Drive to the south. The Longfields and Davidson Heights Communities comprise residential neighbourhoods with a range of housing forms and community amenities including schools and parks and local commercial services while the South Merivale Business Park represents an extensive employment area. The Activity Centre, intended to function as the central focus or "downtown" of the South Nepean Area is located south of the study area and does not form part of this Secondary Plan.
1.2 Design Principles The primary community design principles that have been applied in developing the land use policies of this Secondary Plan include: • • •
• • • •
The residential community structure should, where possible, be based on a modified grid pattern of streets in order to provide ease of movement both through and around the residential neighbourhoods; Neighbourhood and convenience commercial services, recreational facilities, daycare centres and schools are encouraged in compatible locations in residential areas. These uses are encouraged within a reasonable walking distances (i.e. approximately 400 metres from residential development); A mixture of compatible land uses and activities, in a variety of forms and densities, are encouraged within residential communities; Pedestrian accessibility is encouraged throughout the community through a combination of a linked greenway and sidewalk network that includes a variety of types of public open space, such as natural areas, larger community parks and smaller pocket parks throughout the Longfields and Davidson Heights Communities; Design criteria to locate compatible neighbourhood commercial uses within residential areas; The community must include a variety of streets and streetscapes that are appropriate to adjacent land use activities; Building forms within the communities must be designed at a human scale to promote pedestrian activity; and An open space system along the Rideau River and its tributaries should be encouraged where possible to provide a continuous recreational pathway along the water's edge with linkages to adjacent developed areas.
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V o l u m e 2A – Secondary Plans Longfields, Davidson Heights, South Merivale Business Park (Areas 1, 2 and 3)
1.3 - Objectives 1.3.1 Land Use • To encourage compact urban development forms that are pedestrian oriented and promote community interaction; • To balance social, environmental and economic needs and encourage sustainable development through planning tools such as subdivision, site plan and RMU (Residential Mixed Unit) zoning; • To encourage development densities in locations that support the efficient and effective operation of the public transit system; • To ensure a wide range of community facilities and services appropriately located to meet the needs of local residents; and • To support opportunities to live in proximity to employment opportunities within the South Merivale Business Park and in the adjacent South Nepean Activity Centre. 1.3.2 Residential Development • To promote opportunities for a mixture of low, medium and high density housing forms within the communities such that approximately 8,400 units can be accommodated at build out by 2016; • To have regard for Provincial, and Municipal planning policies and initiatives when considering new residential development. 1.3.3 Employment Opportunities • To promote the South Merivale Business Park as a prestige high technology/business area; • To encourage uses compatible with this prestige high technology business area; • To encourage the location of service employment uses and home based businesses within residential neighbourhoods; and, • To ensure that development is planned to sensitively interface with adjacent residential areas. 1.3.4 Open Space/Environmental Features • To establish a network of open space which is connected by greenway linkages and pedestrian sidewalks to ensure accessibility for all residents; • To maintain both larger community parks in each of the residential communities in addition to smaller pocket parks throughout the communities, located closer to residents; • To ensure that a recreational pathway system and/or road cycling lanes to link the South Merivale Business Park to the Longfields and Davidson Heights communities and the Rideau River Scenic Route Corridor is implemented; and, • To ensure the preservation of significant environmental features including Sachs Forest in Davidson Heights, Watters Woods in Longfields, tributaries of the Rideau River, the existing natural area in Longfield's Core Park and the western shoreline along the Rideau River extending from Rideau Glen Drive downstream to Fallowfield Road. 1.3.5 Transportation and Street Pattern • To encourage a land use pattern and transportation system that promotes accessibility by all forms of transportation (pedestrians, cycling, public transit and vehicular); • To encourage a road network which is based on a modified grid pattern which provides connectivity and alternate routes for vehicles and pedestrians; • To permit alternate rights-of-way widths to support compact and less land consumptive development forms; and, • To ensure that all new development is designed to facilitate efficient and effective public transportation operations.
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V o l u m e 2A – Secondary Plans Longfields, Davidson Heights, South Merivale Business Park (Areas 1, 2 and 3) 1.3.6 Services • To ensure that all development occurs on the basis of full urban water and sanitary services excluding the lands designated Private Service Residential; • To implement and maintain a storm water management system which is integrated with the open space system (including pocket parks), in accordance with the Storrnwater Master Drainage Plan for Longfields and Davidson Heights; and • To ensure that orderly development proceeds and is staged in accordance with the provision of services.
2.0 Land Use Designations 2.0.1 Schedule A - Land Use Land use designations for the Secondary Plan Area are identified on Schedule A. These land use designations are intended to show general use areas and should be interpreted in conjunction with the associated text of the Plan and implementing zoning by-law. The boundaries are meant to be flexible and subject to variation without amendment to the Plan, provided that the general intent and policies of the Plan are upheld. The land use designations that apply include: • Prestige Business Park • Neighbourhood Commercial • Mixed Use • Mixed Density Residential • Low Density Residential • Private Service Residential • Schools • Greenway • Environmental Protection 2.0.2 Schedule B - Development Targets Residential unit targets are identified for planning sub areas on Schedule B. These targets are approximate and intended only to promote a distribution of residential units in relation to services and open space. Variation is permitted provided the general intent of the policies of the Plan are upheld. It is intended that these generalized unit targets can be used to monitor the objective of achieving approximately 8,400 dwelling units in the Secondary Plan Area.
2.1 Prestige Business Park The Prestige Business Park designation shall apply to the South Merivale Business Park lands and designated lands between Prince of Wales Drive and the Rideau River. In support of local and City policy objectives relating to employment, this park shall provide up to 10,000 jobs. This area shall be developed in accordance with the policies of Ottawa Official Plan Section 3.6.5. The following development guidelines regarding the Queen Anne Linear Buffer, Recreational Pathway System and Protection of Natural Areas will also apply: Queen Anne Linear Buffer The following guidelines will apply to the design and implementation of the Queen Anne Linear Buffer to buffer residents on Queen Anne Crescent from the South Merivale Business Park. Official Plan Consolidation for the City of Ottawa –
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V o l u m e 2A – Secondary Plans Longfields, Davidson Heights, South Merivale Business Park (Areas 1, 2 and 3)
a. An earth berm separation of appropriate height should be constructed in a corridor of land along the easterly boundary of the Business Park adjacent to Queen Anne Crescent. b. Planting on the grade separation should consist of a mix of coniferous and deciduous trees and shrubs. Where possible, views from second storey windows will be considered in the design of these landscape materials. c. Any constructed security fences should be sensitively placed relative to the berming/planting to limit visibility from Queen Anne Crescent. d. Utilities will be installed underground to compliment the design of the Queen Anne Linear Buffer, the prestige business park location and City's Scenic-Entry Route Policies. Recreational Pathway System An integral part of the design of the South Merivale Business Park is the development of a recreations pathway system to link the business park to the Barrhaven, Longfields/Davidson Heights residential communities and the Rideau River Scenic Corridor. Council shall encourage the development of such a linking recreational pathway system by the following means: • • • •
•
co-ordination with the National Capital Commission, and the Ministry of Heritage - Parks Canada plans for pathways, the construction of a pathway integrated with the storm water management system in the Barrhaven Creek valley on City owned lands, the dedication of the appropriate right of ways from privately held lands as a condition of subdivision and site plan approval where applicable, encourage preservation of natural features and vegetation and its enhancement through landscape design, working co-operatively with the National Capital Commission to plan the Prince of Wales road crossing and integration of the recreational pathway with the Arterial Road system and scenic routes corridor, extending the pathway into the South Merivale Business Park and co-ordinating it with sidewalk and on-road cycling facilities design and construction.
Protection of Natural Areas Council shall encourage the protection of the Barrhaven Creek valley and related woodlots by the following measures: a. the maintenance of sensitive lands within the Barrhaven Creek valley will be controlled through measures such as dedication to the City as a condition of subdivision approval; easement agreements or conditions of site plan approval, b. site plan approval shall consider the protection of existing vegetation and natural features and measures to prevent erosion, and c. the advice of the Rideau Valley Conservation Authority and Ministry of Natural Resources shall be sought to help manage the natural areas adjacent to Barrhaven Creek. 2.1.1 Permitted Uses Permitted uses within the "Prestige Business Park" designation amongst other suitable uses acceptable to the City, include the following: a. offices, including ancillary retail and service uses and restaurants, where internally integrated within the office building and intended for the use of local businesses and employees; b. various forms of light manufacturing, assembly, processing and fabrication of goods and materials; c. warehousing, indoor storage, ancillary and related administrative and service functions; d. research and development facilities and advanced technology industries;
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V o l u m e 2A – Secondary Plans Longfields, Davidson Heights, South Merivale Business Park (Areas 1, 2 and 3) e. f. g. h. i. j.
hotels and convention centres, including accessory and co-located retail service and . entertainment facilities; sports, health and fitness recreational uses including ancillary retail and service uses; limited retail and service uses supporting the business park activities; banks and financial institutions; and pocket parks and open space linkages.
2.1.2 Policies The Prestige Business Park lands are located within the Ottawa Airport Operating Influence Zone. Consequently, development shall proceed in accordance with the provisions of the Transport Canada publication Land Use in the Vicinity of Airports. As such, noise-sensitive development will not be permitted. Design standards shall apply to development within the Business Park. A large proportion of landscaping and a high standard of architectural design shall apply. High quality landscaping/design - will be important along Ottawa Road 73 (former Highway 16) in recognition of its role as a scenic entry route. The amount of retail and service uses will be controlled by implementing zoning by-laws.
2.2 Neighbourhood Commercial Neighbourhood commercial areas are not specifically identified on Schedule A. However, neighbourhood commercial uses shall be permitted within the mixed density and low density residential designations applicable to the Longfields and Davidson Heights Communities. Neighbourhood level commercial uses may be permitted within these residential area's provided that they maintain the residential character of the area and include the following characteristics: • a location along an Arterial or Collector Road, at the intersection of two public roads; • a human-scale built form that is consistent in scale and height with the surrounding area; • parking facilities that are located in the rear or side yards and visually screened from adjacent properties and roads; • buffers from adjacent residential areas through landscaping and screening measures; • elimination of light spill or glare onto adjacent residential properties; and, • street-oriented entrances which are visible from principal pedestrian and vehicular approaches.
2.3 Mixed Use This designation shall apply to the lands along Greenbank Road, west of the rapid-transit network lands. Permitted uses will include: • Existing and/or zoned retail uses; • Restaurants, service commercial and personal service uses; • Financial institutions and services; • Medium and high density housing; • Institutional uses; • Business, professional and medical offices; and • Entertainment and recreational uses. 2.3.1 Permitted Uses • Low rise apartments; • Street, block and stacked townhouses; Official Plan Consolidation for the City of Ottawa –
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V o l u m e 2A – Secondary Plans Longfields, Davidson Heights, South Merivale Business Park (Areas 1, 2 and 3) • • • • • • •
Duplexes, Three-plexes, Four-plexes; Semi-detached dwellings; Single-detached dwellings; Some-based businesses; Assisted and Special Needs Housing such as nursing homes and homes for the aged; Group Homes, which are permitted in all primary residential areas, as outlined in the Ottawa Official Plan; and, Uses considered compatible with and/or complementary to the primary residential use of the area, amongst which may include: home occupations, pocket parks, open space linkages, places of worship, daycare centres and neighbourhood level commercial facilities.
2.3.2 Policies Residential development within areas designated 'Mixed Density Residential' with a minimum density of 25 units per net hectare. Higher density housing forms are encouraged in locations proximate to the rapid-transit network, Arterial and Collector Roads and community facilities (i.e. schools, parks). Implementing zoning by-laws shall establish a transition in building heights from low profile to high profile building forms. Building heights shall not exceed four (4) storeys for all residential building types. Accessory apartments as second dwelling units may be permitted within all single and semi-detached dwellings and over detached garages, subject to the provisions of the implementing zoning by-law. In order to decrease the dominance of residential garages along the street, they will be encouraged to be located at the rear or side of dwelling unit(s), or to be located either even with the front facade of the first storey of the residential unit(s). Municipal zoning by-laws, site planning, and subdivision design will implement these principles. The development of a garden suite on all lots containing a single-detached dwelling may be permitted through a rezoning. The following development criteria shall apply to the development of a garden suite: • the lot size and layout can accommodate the garden suite without unreasonable loss of private outdoor amenity area; • the garden suite is compatible with adjacent properties in terms of aesthetics, privacy, sun- j shadowing, noise and/or other impacts; • municipal services to accommodate the garden suite are adequate; and, • sufficient on-site parking is available. Places of worship, daycare centres, nursing/retirement homes and homes for the aged may be permitted, provided they are compatible with adjacent residential properties in terms of scale, aesthetics, privacy, sun-shadowing, noise and/or other impacts. Neighbourhood level commercial uses may be permitted provided that they maintain the residential character of the area and include characteristics similar to those set out in Policy 2.2.1 set out above. 2.3.3. Special Policies Notwithstanding the permitted uses in Subsection 2.3.1, and the policies of Subsection 2.3.2 to the contrary, on the Mixed Density Residential lands identified on the attached Schedule A, a medium rise apartment building with a maximum building height of eight stories is permitted. [Amendment #64, July 09, 2008]
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V o l u m e 2A – Secondary Plans Longfields, Davidson Heights, South Merivale Business Park (Areas 1, 2 and 3)
2.4 Low Density Residential 2.4.1 Permitted Uses • Single-detached and Semi-detached units; • Street, block and stacked townhouses; • Accessory apartments and garden suites; • Assisted and special needs housing such as nursing/retirement homes and homes for the aged; • Group Homes are permitted in all residential areas, as outlined in the Ottawa Official Plan; and, • Uses compatible with, complementary to and serving the primary residential use of the land, such as home occupations, pocket parks, open space linkages, places of worship, daycare centres and neighbourhood level commercial facilities. 2.4.2 Policies In areas designated for 'Low Density Residential' uses, housing units may be permitted up to a maximum density of 30 units per net hectare. The achievement of density targets is to be encouraged. Higher density housing forms such as townhouses will be encouraged to locate along Arterial and Collector Roads and/or proximate to community amenities (i.e. schools and parks) and/or close to public transit. Accessory apartments as second dwelling units may be permitted within all single and semi-detached dwellings and over detached garages, subject to the provisions of the implementing zoning by-law. For residential development, reduced front yard setbacks will be encouraged to create a more intimate streetscape and social interaction. In order to decrease the dominance of residential garages along the street, they will be encouraged to be located either even with or behind the residential units. To improve the appeal of the streetscape, covered porches and verandas shall be encouraged. The development of a garden suite on all lots containing a single-detached dwelling may be permitted through a rezoning. The following development criteria shall apply to the development of a garden suite: • the lot size and layout can accommodate the garden suite without unreasonable loss of private outdoor amenity area; • the garden suite is compatible with adjacent properties in terms of aesthetics, privacy, sunshadowing, noise and/or other impacts; • municipal services to accommodate the garden suite are adequate; and, • sufficient on-site parking is available. Places of worship, daycare centres, retirement homes and long term care facilities may be permitted, provided they are compatible with adjacent residential properties in terms of scale, aesthetics, privacy, sun-shadowing, noise and/or other impacts. The existing Kelly Funeral Home is permitted in its existing location at Longfields Drive and Woodroffe Avenue. Neighbourhood level commercial uses may be permitted provided that they maintain the residential character of the area and include characteristics similar to those set out in Policy 2.2 set out above. 2.4.3.
Special Policies
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V o l u m e 2A – Secondary Plans Longfields, Davidson Heights, South Merivale Business Park (Areas 1, 2 and 3) Notwithstanding the permitted uses in Subsection 2.4.1, and the policies of Subsection 2.4.2 to the contrary, on the Low Density Residential lands identified on the attached Schedule A, a low rise apartment building of four stories is permitted. [Amendment #64, July 09, 2008]
2.5 Private Service Residential 2.5.1 Permitted Uses • Single detached units. • Home-based businesses • Accessory apartments and/or garden suites may be permitted subject to rezoning. 2.5.2 Policies This designation shall be limited to single detached dwellings in the Boyce Community at Fallowfield and Merivale Roads in addition to those located along and near Queen Anne Crescent (adjacent to the South Merivale Business Park) and Holbom Avenue and Rideau Glen Drive, in proximity to the Rideau River. New development shall be in accordance with the provisions of Ottawa Official Plan Section 2.3.2 policy 7. [Amendment #13, September 8, 2004] Lands within this designation may only include single-detached dwelling units on individual wells and septic systems, all existing lots shall, however, be encouraged to connect to municipal services, when services are made available, without the need for an amendment to this Plan. Council may consider new development in keeping with policies in Volume 1 of this Plan, including policies on land use constraints due to aircraft noise in Section 4.8.7 and policies on development on private services in public service areas in Section 2.3.2. [Amendment #13, September 8, 2004]
2.6 Greenway 2.6.1 Permitted Uses • Community Parks • Neighbourhood Parks • Pocket Parks • Open Space Linkages • Stormwater Management Facilities 2.6.2 Policies Community Parks (shown on Schedule A) shall be at least 3 hectares in area and may contain active recreational facilities, passive open spaces and forested areas. They are permitted to incorporate a community centre and are ideally located to adjacent to schools, natural areas or environmental features. Neighbourhood Parks are shown on Schedule A and shall be between 1 and 3 hectares. They are intended to provide a mix of active and passive recreational facilities. Pocket Parks in existence at the time that this plan was prepared are identified on Schedule A. Future pocket parks shall be identified and acquired through the subdivision process, and shall not require amendment to this plan. Pocket parks within the subject communities are intended to function as subneighbourhood focal points and to provide opportunities for passive recreational activities. They should be between 0.3 and 1 hectare in size. Open Space linkages - which are not specifically identified on Schedule A - are intended to provide greater connection between other park and greenway components throughout the communities.
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V o l u m e 2A – Secondary Plans Longfields, Davidson Heights, South Merivale Business Park (Areas 1, 2 and 3)
Park/open space areas shall be acquired in accordance with provisions of the Planning Act and the Ottawa Official Plan.
2.7 Schools 2.7.1 Permitted Uses Existing and proposed school sites are shown conceptually on Schedule A. Additional schools may be permitted in residential areas subject to rezoning provided that they are located on collector roads. 2.7.2 Policies Where possible, school sites will be located adjacent to a Neighbourhood Park in order to promote a more efficient use of open space and shared facilities and to form a neighbourhood focus. Individual school sites may differ significantly in their requirements for land area. The City shall practicable, two or more storey structures will be encouraged. Design details and actual lot configurations for school sites shall be determined during the consideration of development applications in consultation with local area school boards.
2.8 Environmental Protection 2.8.1 Permitted Uses No development, except for a low impact trail network, including interpretation features. This designation shall apply to Sachs Forest in Davidson Heights, Watters Woods (woodlot) in Longfields, the existing natural area in Longfields' Core Park, tributaries of the Rideau River and the western shoreline of the Rideau River from Rideau Glen Drive, downstream to Fallowfield Road. This shoreline area contains wetlands and aquatic vegetation that provides habitat for wildlife and fish species and contributes to the natural and scenic value of the Rideau Canal. The western shoreline of the Rideau River from Rideau Glen Drive contains wetlands and aquatic vegetation which provide quality habitat for a variety of wildlife and fish species. In order to retain the ecological and aesthetic value of the area, the western shoreline of the Rideau River shall be protected from development. To this end, the Environmental Protection designation shall follow the 1: 1 00 year flood line of the Rideau River. There are two tributaries in the area bound by Fallowfield Road, Merivale Road and the Rideau River. The northern creek is located within the NCC's Greenbelt lands while the southern creek is located within an established residential area located in the vicinity where Merivale Road meets Prince of Wales Drive. Development shall not be permitted within the area that extends 30 metres from the normal high water mark or 15 metres from where there is a defined bank, whichever is greater. However, in cases where the 30 metre recommendation cannot be met (i.e. existing residences or proposed development) due to physical constraints, the 30 metre area may be reduced, provided that approval is obtained from the Rideau Valley Conservation Authority and the City accordingly. 2.8.2 Policies Prior to any lands being considered for development in or within 100 metres of any lands designated "Environmental Protection", an Environmental Impact Statement is to be undertaken by the proponent and approved by the City. An Environmental Impact Statement will provide: Official Plan Consolidation for the City of Ottawa –
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V o l u m e 2A – Secondary Plans Longfields, Davidson Heights, South Merivale Business Park (Areas 1, 2 and 3)
• • • • • •
a map identifying the location and extent of those lands affected by the development proposal in relation to elements of the identified natural feature; a biological description of the natural environment that might reasonably be expected to be affected, either directly or indirectly, by the proposed development; a description of the proposed development, including locations of existing and proposed streets and lots, and, where appropriate, structures and proposed site alteration; a description of alternative designs and/or methods of carrying out the proposed development; a comparative evaluation of all the alternatives in terms of anticipated environmental impacts - and other relative advantages and disadvantages, leading to the identification of a preferred alternative development proposal; and, a description of the actions that may be reasonable required to prevent, change, minimize or remedy impacts to the environment resulting from the implementation of the various alternatives, including the identification of opportunities for ecological restoration, enhancement and long term conservation of the natural feature.
Lands designated 'Environmental Protection' will not normally be accepted as part of the parkland designation required under the Planning Act. Alternatively, a combination of public and private ownership arrangements will be considered subject to landowner agreements and/or other mechanisms that will ensure appropriate long-term management and stewardship of the feature.
3.0 Urban Design Policies 3.1 Community Design Standards This section will provide standards that will be used to guide the area's developers, builders and the municipality such that the overall design concept outlined in this Plan can be implemented. Further details will be required through the review of development applications and implementing zoning by-laws. Where applicable, numerical standards and ranges should be interpreted as approximations only. Deviations to the standards may be permitted without amendment to the Plan, provided that the intent of the design standard is maintained. 3.1.1 Street and Block Pattern The layout of streets define the pattern of development and the distribution of development blocks. Because streets influence pedestrian and vehicular movement, their layout should promote a network that provides order and connectivity throughout the community. To this end, the following standards should be adhered to when considering new streets and development blocks: • The street pattern should be ideally based on a modified grid pattern of streets in order to provide ease of movement both through and around the residential neighbourhoods; • Development blocks are encouraged to mirror the street pattern and should be between 100 and 200 metres in length, to promote visual diversity. Longer blocks may be permitted, depending on topography and road alignment; and, • The depth of residential blocks should range between 45 and 70 metres in depth and may vary, depending on the residential form. 3.1.2 Street Hierarchy The hierarchy of street types within the study area is determined by the adjacent land uses, planned function; location, capacity and speed. Schedule A identifies the Arterial Roads and Collector Roads in the study area. Local roads and lanes are also required/permitted within the study area, but are not identified in Schedule A.
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V o l u m e 2A – Secondary Plans Longfields, Davidson Heights, South Merivale Business Park (Areas 1, 2 and 3)
The following standards should be considered in the development of the street hierarchy and pattern within the community: Prince of Wales Drive (Ottawa Road 73/former Highway 16) Prince of Wales Drive is, and will remain one of the primary north-south routes, joining South Nepean to the City of Ottawa. Given its location adjacent to the Rideau River, Prince of Wales Drive - an arterial road - has been designated as a Scenic-Entry Route within the Ottawa Official Plan. As such, special consideration regarding the nature and visual character of adjacent development is important. Development of Prince of Wales Drive shall meet the following requirements: • right-of-way width of 40 metres; • new intersections with Prince of Wales Drive will be minimized in the Secondary Plan; • appropriate building setbacks adjacent to Ottawa Road 73 will be confirmed through a noise impact and attenuation study; • new development will not directly front onto Ottawa Road 73 and no individual access will be permitted from Ottawa Road 73 to any new use. Service roads, access to internal streets, and shared laneway access will be required along Prince of Wales Drive to increase highway safety unless no other alternative exists to provide legal access to individual parcels due to geographic constraints such as ravines, woodlots and/or the Rideau River flood plain; • no new refreshment vehicles shall be permitted along the Scenic Route; • new development will be buffered from Ottawa Road 73 by consistent landscaping (berming, tree planting and fencing) and noise attenuation barriers, where appropriate; and • where possible, existing views from Ottawa Road 73 to the Rideau River will be maintained and enhanced. Arterial Roads Longfields Drive is designated as an Arterial Road and shall have a minimum right-of-way of 26.5 metres. The realigned Strandherd Road and the existing Woodroffe A venue, Greenbank Road, Fallowfield Road and Merivale Road are designated as arterial roads. These roadways shall meet the following requirements: • right-of-way width of 40 to 45 metres; • new intersections with Strandherd Drive will be limited in the Secondary Plan Area to Longfields Drive, Woodroffe Avenue, the proposed Crestway Drive, Claridge Drive and Beatrice Drive. Generally, intersections will be spaced at least 300 metres apart; • appropriate residential building setbacks adjacent to the realigned Strandherd Drive will be confirmed through a noise impact and attenuation study; • new development should not directly access onto the realigned Strandherd Drive with the exception of land within 100 metres on the northwest side of the Woodroffe and Strandherd Drive Intersection; and • new development will be appropriately screened from realigned Strandherd Drive by a combination of landscaping (berming, tree planting and fencing) and noise attenuation walls and/or single-loaded local streets, where appropriate, except within approximately 250 metres on either side of the intersection with Woodroffe Avenue. Collector Roads The Collector Roads shall meet the following requirements: • right-of-way width of 21.5 to 24.5 metres; • pavement width of 9 to 12 metres; • parking on both sides of street where appropriate; and, • adjacent building heights should be predominantly between two (2) and three (3) storeys.
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V o l u m e 2A – Secondary Plans Longfields, Davidson Heights, South Merivale Business Park (Areas 1, 2 and 3) Local Streets All local streets including public lanes shall conform to current municipal design standards. All identified right-of-way and pavement widths shall be subject to satisfactory confirmation of utility locations, emergency access, streetscape design and on-street parking regulations. 3.1.3 Streetscape Elements There are many elements of streets and streetscapes that, taken together, create a character that is desirable and at a human scale. These elements will need to be implemented through zoning by-laws, site plan approvals and/or subdivision agreements, as follows: Items to be further articulated in implementing zoning by-laws: Proportion The relationship of height of the building wall (cornice or overhang height) to street width (includes road right-of-way and front yard setback measured from the street centre line) defines the proportion of streetscape. The relationship is expressed in terms of a ratio. There are certain ratios which produce environments where people might feel more comfortable. Ratios from I: I to 1:2 (building wall height: street centreline) are considered ideal. Setbacks and Build-to Lines The structures that line a street will help to determine how well the streetscape is defined. All development blocks/lots will have a build-to line to determine where the primary front facades will be located, depending on the proposed land use. Residential uses will have a build-to line that minimizes the depth of the front yards as much as possible. Along a street, deviations both in front and behind the build out line will be permitted and are encouraged. In residential areas, build-to lines can vary from 3 to 7.5 metres, depending on the street type. Garages The location of garages, and particularly of the garage door, is an important visual component of the streetscape. Where no reasonable alternatives exist, garages may protrude to a maximum of 2.5 metres from the main front facade of any house. However, it is preferable for all garages to be even with or set back from the main facade and, if possible, located in side or rear yards. Orientation to Arterial Roads As new development is generally not permitted to directly access Arterial Roads, special design considerations must be taken into account when planning for residential development adjacent to such roadways. As a general rule, residential units will not be encouraged to back onto Arterial Roads. A variety of design alternatives shall be encouraged, including: • the provision of local streets which parallel arterial roads and provide for a landscape buffer separating the local street from the arterial; and, • the orientation of units fronting onto arterial roads shall be setback with vehicular access provided by a rear laneway or public street. • Where circumstance requires the orientation of rear yards along arterial roadways, efforts shall be taken to reduce visual impact of extensive lengths of noise attenuation barriers. This can be achieved through extensive landscaping and through a combination of fencing and landscape berms. Items to be further articulated in development agreements: Sidewalks
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V o l u m e 2A – Secondary Plans Longfields, Davidson Heights, South Merivale Business Park (Areas 1, 2 and 3) Sidewalks are the critical element that encourages pedestrian circulation. Sidewalks must be provided on both sides of every collector and arterial road. To ensure that the sidewalk network is continuous, sidewalks should be provided on local streets unless it can be demonstrated that pedestrian and cycling traffic can be accommodated in other ways. Generally, sidewalk widths should vary according to their adjacent land use with 2.0 metres being the minimum width. Street Trees The existence of street trees is crucial to the definition of streetscape. Street trees shall be encouraged and should be aligned parallel to the street and spaced at appropriate intervals such as to provide a continuous canopy at maturity. On residential streets, the boulevard between the sidewalk and the street is typically grassed. Tree species should be indigenous to this climatic area. Of particular interest are tree types that will create a street canopy. Every effort should be made to plant street trees with a minimum 7 centimetre caliper to provide the desired effect in as short a time frame as possible. Interface between Residential Uses and Pocket Parks In residential areas adjacent to pocket parks, housing forms are encouraged to face the parks. Orienting housing forms this way will enhance the streetscape and may provide park users with a higher sense of security. Street Lights Lighting in residential neighbourhoods should be at a level sufficient to support safe and comfortable use of sidewalks after dark, without unreasonable light intrusion on adjacent residential areas. The height of street lights should be limited to reflect a pedestrian scale and should be spaced appropriately.
4.0 Transportation Policies The intent of the transportation system is to provide an integrated, multi-modal transportation network for ail residents and businesses that is safe, convenient, affordable, efficient and energy-conserving while minimizing environmental impacts. The proposed transportation network servicing the Community includes: • arterial and collector roads for use by pedestrians, cyclists, transit vehicles, trucks and cars; • local roads and laneways for use by pedestrians, cyclists, trucks and cars; and • walkways and recreational pathways for use by pedestrians and cyclists.
4.1 Road Network The road network will be comprised of Arterial Roads, Collector Roads, Local Road and Laneways. Only the aerial road and collector road network are identified on Schedule A. The rights-of-way identified in Section 3.0 are intended to be approximate only. In certain cases, widening of existing roads to the ultimate road allowance width shown may not be required. In some cases the right-of-way may need to be wider to accommodate engineering and/or design requirements. Final requirements and the provision of day-light triangles will be determined during the review of development applications. The remainder of the Local Street and Laneway network (not shown on Schedule A) shall recognize natural and built constraints. Where possible, an interconnected modified grid pattern is to be implemented.
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V o l u m e 2A – Secondary Plans Longfields, Davidson Heights, South Merivale Business Park (Areas 1, 2 and 3) Turning circles, roundabouts, hammerheads or other similar roadway features may be permitted on local and collector roads subject to evaluation by the City of functional, operational and financial issues associated with their use. Streets cape Design for Arterial Roads, Collector Road, Local Roads and Laneways shall be subject to the Urban Design Policies of this Plan.
4.2 Transit As shown on Schedule A, the Rapid Transit Corridor shall be located along the existing CN Railway tracks, extending south to Strandherd Drive, east of Green bank Road. It is the intent of the Rapid Transit Corridor to subsequently extend south to the South Nepean Activity Centre (Area 7). It is anticipated that the extension of the Rapid Transit Corridor to the subject area will occur as service demand dictates. The completion of the first phase of the extension of the Rapid Transit Corridor - which will include a Park and Ride at Woodroffe Avenue and Fallowfield Road - is anticipated by the end of 2000. Local transit routes are to be identified along identified collector roads and should be provided on the basis of a maximum walking distance of 400 metres. The use of local streets for transit is to be avoided wherever possible, unless required as an interim or temporary connection during development. Oriska Way, a local street that is required for transit to access the future rapid-transit network in Longfields is an exception to this policy.
4.3 Pedestrian and Bicycle Systems The City shall protect for the existing (and potential) for on-street cycling lanes along Longfields Drive from Strandherd Road to Woodroffe Avenue and the future extension of Longfields Drive to the South Merivale Business Park. . The existing recreational pathway and pedestrian underpass under the CN Railway connecting the Longfields Community to KnoIlsbrook Community shall be protected.
4.4 Parking To help reduce the need for large on-site parking lots and to encourage traffic calming along collector roads, the provisions of on-street spaces and off peak sharing arrangements will be encouraged. Off-street parking shall be oriented to the sides and rear of commercial buildings to encourage pedestrian friendly design and architecture.
5.0 Infrastructure At the time of preparing the Secondary Plan, the study area as shown on Schedules A and B was more than 50% developed, with nearly all of the major underground piped infrastructure already in place. All future development within this area should be implemented with the constraints imposed by the existing infrastructure and current municipal design models.
5.1 Storm Water Management A complete system of management of storm water flow quantity and quality has been planned and implemented since the beginning of development in the planning area in 199 I. Remaining future development must be carried out in accordance with the requirements of the "Longfields/Davidson Heights Serviceability Study (Review and Update - February 1998). Official Plan Consolidation for the City of Ottawa –
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V o l u m e 2A – Secondary Plans Longfields, Davidson Heights, South Merivale Business Park (Areas 1, 2 and 3)
Future development within or adjacent to the Rideau River and its tributaries that is not tributary to the municipal storm water system, shall address and satisfy all storm water quality/quantity criteria and objectives of the Ontario Ministry of the Environment, Ontario Ministry of Natural Resources and the Rideau Valley Conservation Authority.
5.2 Sanitary Sewers Sanitary sewer service in the short term to mid-term will be provided through extensions of existing systems provided that sufficient capacity is available and that long term strategy is not prejudiced. Long term sanitary sewer service will be proved in accordance with the preferred concepts outlined in the "Longfields/Davidson Heights Serviceability Study (Review and Update - February 1998).
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V o l u m e 2A – Secondary Plans South Nepean (Areas 4, 5 and 6))
1.0 – South Nepean – Secondary Plan for Areas 4, 5 & 6 1.1 Introduction The Secondary Plan Area (also identified as the 'Community') is intended to comprise several residential neighbourhoods developed with a full range of housing forms, community facilities and other complementary land uses. An important component of this Plan is the recognition of the distinctiveness of the existing neighbourhoods of Heart's Desire and Winding Way.
1.2 Design Principles This Secondary Plan has evolved from a process that dealt with development issues from a pragmatic design-oriented perspective, with an understanding that within a Secondary Plan there must be a balance between regulation and flexibility to encourage alterative and innovative design solutions and to respond to changes in the market over time. There are a variety of design principles that form the fundamental basis of this Community. These principles have been used to develop the structure illustrated on Schedule A 1 and the land use policies of this Secondary Plan. The fundamental community design principles are as follows: 1. The structure of the community must include a primary focus and neighbourhood centres. The primary focus will be the Mainstreet, which will accommodate part of the transit system, and a mixture of higher intensity land uses. 2. The structure of the community must be based on a modified grid pattern of streets that maximizes connectivity and permeability while respecting the natural topography of the land. 3. The location and distribution of the primary focus and the neighbourhood centres must be based on reasonable walking distances (approximately 400 .f"' metres) and the location of transit facilities. 4. The community must include a mixture of land uses, including a full range and mix of housing types. 5. The community must include a linked greenway and sidewalk network that includes a variety of types of public open space. 6. The community must include a variety of streets and streetscapes that are appropriate to adjacent land use activities. 7. All built-form within the community must be designed at a human scale.
1.3 Objectives The objectives provide the framework for the planning and development of the Secondary Plan Area by both the public and private sectors. The objectives will be implemented by the mechanisms set out in this Secondary Plan and the Official Plan. 1.3.1 Land Use • To ensure that the Community is developed with a compact urban form at an appropriate scale that is pedestrian-oriented and fosters community interaction. • To promote development at densities suitable to support the public transit network.
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To create a sense of identity and continuity through design and architectural treatments that residents and visitors can recognize as characteristic of the community. To ensure the provision of a full range of community services and facilities to cater to the residents of the individual neighbourhoods as well as the entire community. To ensure opportunities to live and work in proximity, and to recognize the employment opportunities available both within the Secondary Plan Area and in adjacent areas. most particularly the South Nepean Activity Centre. To encourage energy conservation through community and site planning and urban design. To conserve the built heritage including buildings and structures, and existing neighbourhoods in accordance with the Heritage Policies in Ottawa Official Plan Section 4.6.
1.3.2 Residential Development • To create a residential community with a safe. healthy and functional environment that can accommodate approximately 20,500 people (based on about 7,300 dwelling units). • To ensure that opportunities for a full range and mix of low medium and high density housing for TT1s are provided within the community. • To ensure all new residential development meets Provincial and Municipal policies regarding the provision of affordable housing. 1.3.3 Employment Opportunities • To create a business park and commercial environment that is compatible with surrounding land uses. To ensure that a full range and mix of employment opportunities are provided within the community. 1.3.4 Open Space/Environmental Features • To establish a network of connected open space accessible to all residents with natural and cultural features integrated into open space areas and providing a strong link to the open space associated with the Jock and Rideau Rivers. • To create open spaces with a clear function and relationship to the Community . • To ensure the preservation and enhancement of significant environmental features, including the Rideau River valley, the Jock River valley, the valleylands associated with Barrhaven Creek, the Nepean Woods and the Cedar Woods. 1.3.5 Transportation • To develop a land use pattern and transportation system that supports vehicular traffic, transit, cyclists and pedestrians. • To achieve a street network that is laid out in a modified grid pattern that maximizes connectivity and permeability so that there are alternate vehicular and pedestrian routes to most destinations. • To design streets at a pedestrian scale, that are attractive public spaces while still serving vehicular traffic functions. • To ensure that all new development is designed to facilitate efficient and effective public transportation operations. 1.3.6 Services • To ensure that all new development occurs on the basis of full urban water and sanitary sewer facilities. (This shall not preclude appropriate infill development on the basis of private services within the areas designated. Private Service Residential on Schedule A 1.) • To ensure that new development does not adversely affect the potable water supply utilized by the existing residents of the Heart's Desire and Winding Way neighbourhoods. • To design and implement a stormwater management system that is integrated with the open space system and which mitigates impacts on the natural environment. Official Plan Consolidation for the City of Ottawa
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V o l u m e 2A – Secondary Plans South Nepean (Areas 4, 5 and 6)) •
To ensure that the necessary infrastructure and services are in place to facilitate the timely and orderly development of the community.
1.3.7 Finance • To ensure that the costs of the services and facilities required to permit and support the development of the community are financed in accordance with: o the ability of the municipality and landowners to pay; o the provisions of the Development Charges Act and; o the Development Charges by-laws adopted by the City.
1.4 Community Development Concept The community is focused on a 'Main street" that includes a broad mix of higher intensity land uses and the primary transit facilities. The community has residential neighbourhoods, employment opportunities and a connected open space system that integrates natural features, stormwater management facilities, parks and schools. The design and construction of new housing throughout the various neighbourhoods and along the 'Mainstreet' should integrate a variety of housing forms, avoid the visual dominance of the garages along street frontages and encourage the use of front yards and architectural treatments to facilitate social interaction on the street and security within the community. Pedestrian comfort and amenity are to be addressed through the provision of tree-lined streets and an integrated network of open space areas. The goal of a 5-minute walk (approximately 400 metres) to neighbourhood and convenience commercial services. recreational facilities, schools and transit stops will be encouraged in the layout and design of all new residential and employment generating development. The community development concept will be implemented through plans of subdivision, implementing zoning by-laws, development agreements and/or site plan control mechanisms in conformity with the policies of this Secondary Plan. It is expected that the development concept will result in a diverse, efficient and environmentally sensitive component of South Nepean's urban structure. The following describes the key elements that contribute to the design concept of the community . 1.4.1 The 'Mainstreet' • The identified 'Mainstreet' is the focus of transit within the community. • As many residents of the community as possible will live within as-minute walk (approximately 400 metres) of 'Main street'. • To provide support for transit facilities. 'Mainstreet' is intended to incorporate a broad mix of uses and be the focus for higher density house forms, community level commercial uses, institutional uses and a Village Square. • The built-form adjacent to 'Mainstreet' is to be characterized by buildings that directly address the streetscape to promote pedestrian comfort and may include reduced building setbacks, wider sidewalks and landscaped medians. • Full movement intersections will be provided along "Mainstreet" at approximately 400 metre intervals. 1.4.2 The Greenway Network • The greenway network is comprised of natural areas and environmental features, village squares, neighbourhood parks, pocket parks, open space linkages, sidewalks, schools and stormwater management facilities. • The greenway network is one of the primary elements of the structure of the community and will link the various land use components identified on Schedule A 1.
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V o l u m e 2A – Secondary Plans South Nepean (Areas 4, 5 and 6)) •
The greenway network will provide opportunities for a wide range of passive and active recreational activities.
1.4.3 The Street Pattern • The street network is based on an interconnected and permeable modified grid pattern rather than the traditional hierarchical and discontinuous road system typically found in suburban development. • Strandherd Drive is to carry through traffic and will have a reverse frontage condition (or other design approach acceptable to the City) for most of its length, except within the area designated Business Park direct frontage will be encouraged but vehicular access will be directed to local roads/lanes internal to the neighbourhood as a first priority, otherwise access will be limited to right-in and rightout with no median breaks. • Minimum rights-of-way will be promoted where appropriate, for all street types within the Secondary Plan Area to increase buildable land area and help establish appropriate building front to building front relationships. • The use of Bren Maur Road as a preferred route to the Activity Centre and Ottawa Road 73 will be minimized by providing alternative and more direct routes. 1.4.4 Residential Neighbourhoods • Each neighbourhood is focused on a neighbourhood park or a neighbourhood park/school complex and provides the potential for neighbourhood level shopping areas. • Each residential neighbourhood is expected to accommodate an integrated range of housing types and densities, to be generally distributed as follows: o areas intended to accommodate higher density residential uses and a road mix of commercial uses and community facilities are located immediately adjacent to 'Mainstreet and at key Intersections; o a mixture of lower and medium density residential uses are generally located within a 2 to 3 minute walk (about 200 metres) of , Main street' and/or adjacent to the neighbourhood focus; and, o lower density forms of housing are expected to be generally located beyond 200metres from 'Mainstreet' and/or adjacent to existing development. 1.4.5 The Employment District • The community includes an employment district that will enhance the balance of jobs and housing within the Secondary Plan Area; • The employment district includes the Business Park designation and Mainstreet. It will be compatible with surrounding land uses (both existing and proposed) and will be similar in quality and design to the other successful employment districts within the City of Ottawa. • The design of the employment district will capitalize on its location adjacent to the arterial road and transit network.
2.0 Land Use Designations 2.0.1 Schedule A 1 - Land Use The land use designations are identified on Schedule A 1. They are intended to show general areas of land use in accordance with the provisions of the text. The boundaries are not be scaled or strictly interpreted and may vary without amendment to this plan, provided that the general intent and policies of the plan are upheld. The land use designations that apply within the Amendment include: • Business Park; • Mixed Use; Official Plan Consolidation for the City of Ottawa
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Mixed Density Residential; Low Density Residential; Transition Residential; Private Service Residential; Institutional; Schools; Greenway; and Environmental Protection
The location of these designations throughout the community is shown on, and established by. Schedule A 1. 2.0.2 Schedule B1 - Development Targets Residential unit targets are identified for planning sub areas on Schedule B 1. These targets are approximate and are intended only to promote an appropriate distribution of residential units in relation to the provision of services and open space. Variation is permitted provided that the general intent and policies of the plan are upheld. Continual monitoring of these targets will be necessary to ensure that the additional services required to support the urban design principles are offset by the increased assessment growth projected. It is intended that these generalized unit targets can be used to monitor the objective of achieving approximately 7,300 dwelling units in the Secondary Plan Area.
2.1 Business Park 2.1.1 Permitted Uses Permitted uses within the 'Business Park' designation may amongst other suitable uses acceptable to the City, include the following: • offices, including ancillary retail and service uses and restaurants, where internally integrated as a component of an office building and clearly intended for the use of local businesses and employees; • hotels, convention centres, and banquet halls including ancillary retail and service uses and restaurants, entertainment uses and night clubs where internally integrated as a component of a hotel, as customarily provided to cater to the needs of hotel patrons; • institutional uses including government services, research and training facilities and including ancillary retail and service uses and restaurants, where internally integrated as a component of an institutional building and clearly intended for the use of local businesses and employees; • sports, health and fitness recreational uses including ancillary retail and service uses and restaurants, where internally integrated as a component of the health/recreational building and clearly intended for the use of local businesses and employees; • banks and financial institutions; • gas bars and automobile rental establishments; • private and commercial schools; and • community facilities such as pocket parks and open space linkages. day care centres and places of worship. 2.1.2 Policies The 'Business Park' designation applies to office developments characterized by high design standards including corporate head offices and research facilities. The visual attractiveness and consistent image of such areas is of prime importance. Retail and service commercial activities will be strictly controlled through implementing zoning by-laws and site plan control. The maximum height of any building shall be 6 storeys. Official Plan Consolidation for the City of Ottawa
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V o l u m e 2A – Secondary Plans South Nepean (Areas 4, 5 and 6))
Gas bars and automobile rental establishments shall only be permitted on sites located at the intersection of an Arterial Road and a Collector road as identified on Schedule A 1. A maximum site size and restrictions on the range of permitted ancillary uses shall be identified in the implementing zoning by-law. All development within the 'Business Park' designation will be subject to Site Plan Control. 2.13 Special Policy Area- 3311 Woodroffe Avenue Notwithstanding the provisions to the contrary of Subsection 2.1.1, for the lands designated as Special Policy Area only, retail and commercial uses can be provided which are not wholly integrated within an office building and which are intended to serve more than just the local business and employees. The floor space devoted to retail and commercial uses shall not exceed 1560 sq. m such that it represents less than 49% of the GFA of the floor space in the Special Policy Area. [Amendment #100, April 25, 2012]
2.2 Mixed Use 2.2.1 Permitted Uses The 'Mixed Use' designation is intended to permit medium and high density residential development, in combination with a broad range of community facilities, schools and services, community level retail and office related development. Community level commercial and services uses shall be encouraged where possible. Since these uses generally follow after residential development, it will be important to consider longer term design and redevelopment potential in the early stages. 'Mixed Use' housing forms include street, block and stacked townhouses, duplexes, three-plexes. fourplexes and low-rise apartments. Single and semi- detached housing forms are not permitted within areas designated' 'Mixed Use'. Implementing zoning regulations shall provide sufficient flexibility to allow for the full range of residential uses permitted by this designation. Within areas designated 'Mixed Use', a broad range of forms of assisted and special needs housing such as nursing homes and homes for the aged may be permitted. Uses compatible with, complementary to and serving the residential use of the land, such as home occupations, pocket parks, open space linkages. libraries, places of worship and day care centres may be permitted within the 'Mixed Use' designation. Community level commercial uses may be permitted within areas designated 'Mixed Use'. Community level commercial uses include: • retail stores and other commercial uses including food stores. restaurants. service commercial and personal service uses; • financial institutions and services; • business, professional and medical offices; and • entertainment and recreational uses. 2.2.2 Policies In areas designated 'Mixed Use' permitted ground or non-ground related residential building forms shall achieve minimum density of 26 units per net hectare. No building within the 'Mixed Use' designation shall exceed a Floor Area Ratio of 2. The maximum building height is 4 storeys. It is the long term intent of this Plan that the permitted community level commercial uses will be developed on the ground floor of predominantly residential buildings. Office uses may also be permitted Official Plan Consolidation for the City of Ottawa
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V o l u m e 2A – Secondary Plans South Nepean (Areas 4, 5 and 6)) above the ground floor. It is also recognized that this form of development will be phased or staged to accommodate future commercial development and redevelopment. In the Interim, single storey commercial developments may be considered. Community level commercial facilities will be located with direct frontage on the 'Mainstreet'.. Each lot shall be permitted one building which shall not exceed 6,500 square metres of non-residential Gross Floor Area. All development within the 'Mixed Use' designation will be subject to Site Plan Control.
2.3 Mixed Density Residential 2.3.1 Permitted Uses In areas designated 'Mixed Density Residential', housing forms may include street, block and stacked townhouses, semi-detached, single-detached, duplexes, three-plexes, four-plexes and low rise apartments Accessory apartments and garden suites may also be permitted. Within 'Mixed Density Residential' areas, a broad range of forms of assisted and special needs housing such as group homes, nursing homes and homes for the aged may be permitted. Uses compatible with, complementary to and serving the primary residential use of the land. such as home occupations, pocket parks, open space linkages, places of worship and day care centres may be permitted within the 'Mixed Density Residential' designation. Neighbourhood level commercial centres may be permitted within the 'Mixed Density Residential' designation, as follows: • retail uses including convenience stores, service commercial and personal service uses; • financial institutions and services; and. • business, professional and medical offices. 2.3.2 Policies Residential development within areas designated 'Mixed Density Residential" may be permitted with a minimum density of 20 units per net hectare Approximately 50 percent of the housing within the 'Mixed Density Residential" designation shall be single-detached and semi-detached dwelling units. The plans of subdivision and implementing zoning by-laws shall ensure that the higher density house forms, including street, block and stacked townhouses, three-plexes and four-plexes will be located in proximity to Arterial and Collector Roads, transit routes and/or community facilities including schools and parks. Implementing zoning regulations shall provide sufficient flexibility to allow for the full range of residential uses permitted by this designation. The creation of an accessory apartment as a second dwelling unit within all single and semi-detached dwellings may be permitted subject to the provisions of the implementing zoning by-law. The development of a garden suite on all lots containing a single-detached dwelling may be permitted through a rezoning. Development of a garden suite shall not be included in the density calculations and shall be subject to the following criteria; • the lot size and layout can accommodate the garden suite without unreasonable loss of private outdoor amenity area; • the garden suite is compatible with adjacent properties in terms of aesthetics, . privacy, sunshadowing, noise and/or other impacts;
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municipal services to accommodate the garden suite are adequate; and sufficient on-site parking is available.
Places of worship and day care centres may be permitted, provided they: • are compatible with adjacent properties in terms of scale, aesthetics, privacy, t.'; sun-shadowing, noise and/or other impacts; and, • are located adjacent to the intersection of two public roads. Neighbourhood level commercial facilities may only be permitted within the 'Mixed Density Residential' designation if it has the following characteristics: • a maximum non-residential Gross Floor Area of 1,500 square metres, • maintains the residential character of the area, and • is located adjacent to the intersection of two public roads. All development within areas designated "Mixed Use" and "Mixed Density Residential" designations, excluding single detached and semi-detached dwelling units, and "Business Park"; shall be subject to site plan control.
2.4 Low Density Residential 2.4.1 Permitted Uses 'Low Density Residential' housing forms may include single-detached and semi- detached units. Accessory apartments and garden suites may also be permitted. Within 'Low Density Residential' areas, a broad range of forms of assisted and special needs housing such as group homes, nursing homes and homes for the aged may be permitted. Uses compatible with, complementary to and serving the primary residential use of the land, such as home occupations, pocket parks, open space linkages, places of worship and daycare centres may be permitted within the 'Low Density Residential' designation. 2.4.2 Policies In areas designated for 'Low Density Residential' uses, housing units may be permitted up to a maximum density of 30 units per net hectare. Implementing zoning regulations shall include a full range of lot sizes for the development of the residential uses permitted by this designation. The creation of an accessory apartment as a second dwelling unit within all single and semi-detached dwellings may be permitted subject to the provision of the implementing zoning by-law. The development of a garden suite on all lots containing a single-detached dwelling may be permitted through a rezoning. Development of a garden suite shall be subject to the following criteria; • the lot size and layout can accommodate the garden suite without unreasonable loss of private outdoor amenity area; • the garden suite is compatible with adjacent properties in terms of aesthetics, privacy, sunshadowing, noise and/or other impacts; • municipal services to accommodate the garden suite are adequate; and • sufficient on-site parking is available. Places of worship and daycare centres may be permitted, provided they:
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are compatible with adjacent properties in terms of scale aesthetics, privacy, sun-shadowing, noise and/or other impacts; and, are located adjacent to the intersection of two public roads.
All non-residential development permitted within the 'Low Density Residential' designation will be subject to site plan control. The creation of an accessory apartment or a garden suite may also be subject to site plan control.
2.5 Transition Residential 2.5.1 Permitted Uses 'Transition Residential' housing forms may include only single-detached units. Within areas designated 'Transition Residential' uses compatible with, complementary to and serving the primary residential use of the land, such as, home occupations, pocket parks and open space linkages are permitted. Accessory apartments and garden suites shall not be permitted within the Transition Residential' designation. 2.5.2 Policies It is the intent of the 'Transition Residential' designation to buffer the existing Heart's Desire and Winding Way neighbourhoods with compatible low density residential development. Lands designated 'Transition Residential' that do not immediately abut lands designated 'Private Service Residential' or the Winding Way right-of-way may be developed with single-detached housing units, up to a maximum density of 20 units per net hectare. The areas not immediately abutting lands designated 'Private Service Residential' or the Winding Way right-of-way shall include a variety of lot sizes. The lots in the lands designated "Transitional Residential" that immediately abut the Winding Way rightof-way shall have a frontage of 19.8 metres and no dwelling unit shall back onto Winding Way. A limited number of lots flanking Winding Way may be permitted subject to design review by the City at the time of subdivision approval. The lots immediately abutting lands designated 'Private Service Residential' (applies to those lands immediately abutting the Heart's Desire neighbourhood) shall have a frontage of at least 15 metres and a depth of at least 40.0 metres. The implementing zoning by-law shall establish a landscaped buffer strip of a width of at least 10.0 metres from the rear lot line on all lots immediately abutting and backing onto lands designated 'Private Service Residential'. Site plan control may be used to define the nature of the landscaped buffer.
2.6 Private Service Residential 2.6.1 Permitted Uses Private Service Residential' housing forms may include only single-detached units. Accessory apartments and/or garden suites shall not be permitted within the 'Private Service Residential' designation. 2.6.2 Policies
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V o l u m e 2A – Secondary Plans South Nepean (Areas 4, 5 and 6)) It is the intent of the 'Private Service Residential' designation to recognize and protect the existing Heart's Desire and Winding Way neighbourhoods. In areas designated for 'Private Service Residential' uses, individual lots must be at least 1,200 square metres in size, or of a size suitable for the establishment of appropriate water supply and sewage treatment facilities, whichever is greater. Lot frontage shall be at least 19 metres. Notwithstanding the requirement that all new development within the Secondary Plan Area be on the basis of full urban services, lands designated 'Private Service Residential' may include only singledetached residential units on individual wells and septic systems. Implementing zoning regulations shall provide sufficient control to ensure that redevelopment and/or until development is compatible with surrounding homes in terms of lot area, lot coverage and height. All existing lots shall be permitted to connect to available municipal services without the need for an amendment to this Secondary Plan, provided that no new lots are created and the existing development or development potential of the lot is not intensified. An amendment to this Secondary Plan shall be required prior to any new development proposal and/or lot creation based on the provision of municipal water and/or sewer services within the area designated 'Private Service Residential'. The purpose of the amendment will be to examine the impacts of municipally serviced development on existing privately serviced development . within the neighbourhoods of Heart's Desire and Winding Way. Any lands designated 'Private Service Residential' that are within the established 100 year flood plain of any watercourse shall be subject to the policies of Ottawa Official Plan Section 4.8.
2.7 Institutional 2.7.1 Policies The 'Institutional' designation applies to the lands associated with the existing Carleton Lodge Senior Citizen's Home.
2.8 Schools 2.8.1 Permitted Uses School sites are shown conceptually by symbol on Schedule A 1. Additional sites may be required. If necessary, these additional sites shall be identified and acquired through the subdivision process, and shall not require further amendment to this Plan. 2.8.2 Policies Where possible, school sites will be located adjacent to a Neighbourhood Park in order to promote a more efficient use of open space and shared facilities and to form a neighbourhood focus. Individual school sites may differ significantly in their requirements for land area. The City shall promote the use of appropriate design of sites to encourage the efficient use of land. Where practicable, two or more storey structures will be encouraged. Design details and actual lot configurations for school sites shall be determined during the consideration of development applications. Should any of the identified school sites not be required for the development of a - school facility, the 'Mixed Use' designation shall apply where the site directly abuts the identified 'Mainstreet' up to a Official Plan Consolidation for the City of Ottawa
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V o l u m e 2A – Secondary Plans South Nepean (Areas 4, 5 and 6)) maximum depth of 50 metres, without the need for an amendment to this Plan. The 'Mixed Density Residential' designation shall apply on lands not directly abutting the identified 'Main street', without the need for an amendment to this Plan.
2.9 Greenway 2.9.1 Permitted Uses The 'Greenway' designation includes neighbourhood parks, village squares, pocket parks and open space linkages. Stormwater management facilities may also be permitted within the 'Greenway' designation. 2.9.2 Policies The intent of the 'Greenway' designation is to establish the public parkland components of an identifiable and continuous open space network through the community that provides a framework for development. The open space network is intended to integrate. wherever possible. environmental features and stormwater management facilities with parks to provide opportunities for active and passive recreation. This open space network is to be complemented, where possible, by a public waterfront pathway along both the Jock and Rideau Rivers. It is Council's intention to acquire these lands primarily through the development approval process and to avoid the need to acquire or cross lands which are currently developed and used for residential purposes. Neighbourhood parks are shown symbolically on Schedule A 1 and are moderate in size. between 3 and 5 hectares. They are expected to provide a mix of active and passive recreational activities and may incorporate a community centre. Neighbourhood parks are to be located adjacent to schools, natural areas and/or environmental features. Neighbourhood parks must have significant frontage on a public road. Two village squares are shown symbolically on Schedule A 1 and are expected to provide important community focal points. The village squares should be between 4 and 1 hectare in size and are expected to provide facilities, for primarily passive recreational activities. Pocket parks. which are not specifically identified on Schedule A 1 are intended to provide subneighbourhood focal points. As such, they should be centrally located within large blocks of residential development. Pocket parks should be between .3 and 1 hectare in size and are expected to provide facilities for primarily passive recreational activities. Open space linkages, which are not specifically identified on Schedule A 1 are intended to provide greater connection among other park and greenway components. Publicly owned parkland shall be provided at a standard of 1.2 hectares per one thousand persons. Of that standard, .8 hectares per thousand persons shall be provided in neighbourhood parks. Lands for the village squares, pocket parks and open space linkages will be required at a standard of .4 hectares per one thousand persons. The actual size and shape of the village squares, the pocket parks and open space linkages shall be determined during the processing of development applications, subject to the following requirements: • significant frontage on a public road is provided; • the site is located to complement the overall open space network; and • the site is accessible to residents from the surrounding neighbourhood.
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V o l u m e 2A – Secondary Plans South Nepean (Areas 4, 5 and 6)) Parkland may be acquired pursuant to the provisions of the Planning Act and by other available means. Lands required for stormwater management facilities that not suitable for public recreation purposes may not be accepted as part of the parkland dedication under the Planning Act. Any lands designated 'Greenway' that are within the established 100 year flood plain of any watercourse shall be subject to the policies of Ottawa Official Plan Section 4.8.
2.10 Environmental Protection 2.10.1 Permitted Uses No development, except for a low impact trail network (subject to confirmation that a trail is suitable by the Environment Impact Statement), shall be permitted on lands designated 'Environmental Protection' within this Secondary Plan Area. 2.10.2 Policies Prior to any lands being considered for development (not including the proposed Arterial Road) in or within 100 metres of any lands designated 'Environmental .Protection', an Environmental Impact Statement is to be undertaken by the proponent and approved by the City. An Environmental Impact Statement will provide: • a map identifying the location and extent of those lands affected by the development proposal in relation to elements of the identified natural feature; • a biological description of the natural environment that might reasonably be expected to be affected, either directly or indirectly, by the proposed development; • a description of the proposed development, including locations of existing and proposed streets and lots, and, where appropriate, structures and proposed site alteration; • a description of alternative designs and/or methods of carrying out the proposed development; • a description of the impacts to the environment that may reasonably be expected to result from the proposed development and the identified alternative designs and/or methods of carrying out the proposed development; • a comparative evaluation of all the alternatives in terms of anticipated environmental impacts and other relative advantages and disadvantages, leading to the identification of a preferred alternative development proposal; and, • a description of the actions that may be reasonably required to prevent, change, minimize or remedy impacts to the environment resulting from the implementation of the various alternatives, including the identification of opportunities for ecological restoration, enhancement and long term conservation of the natural feature. Lands designated 'Environmental Protection' will not be accepted as part of the parkland dedication required under the Planning Act. Alternatively, a combination of public and private ownership arrangements will be considered subject to landowner agreements and/or other mechanisms that will ensure appropriate long-term management and stewardship of the feature.
3.0 Urban Design Policies 3.1 Community Design Standards Design standards are a part of the comprehensive approach to community design that will result in appropriate development that will occur over a significant period of time. This Section provides an appropriate level of information to guide the developers, builders and the municipality to ensure that the
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V o l u m e 2A – Secondary Plans South Nepean (Areas 4, 5 and 6)) community design concept promoted in this Secondary Plan can be adequately understood and ultimately implemented. The purpose of these design standards is to ensure the achievement of municipal goals for the overall layout and character of this community. Further detail will be required through the preparation of plans of subdivision/condominium, implementing zoning by-laws, development agreements and site plan approvals. All of the numerical standards and ranges suggested in this Section should be considered as approximate. Deviations from these standards may be permitted without the need for an amendment to this Plan, provided the intent of the design standard is maintained. The following standards are considered fundamental to the implementation of the design concept for this community and will be used by the municipality in the review of all development applications. 3.1.1 Street and Block Pattern Streets create the basic fom1 of the Community. They define the pattern of development and the distribution of development blocks. The layout of streets will influence pedestrian and vehicular movement. Streets should function as a connected network to provide order and legibility to the community. The street pattern within the community will be based on a modified grid network, which will respond to topographic features and will provide a well connected, integrated and permeable road system. The resulting development blocks will mirror the street pattern. Block configuration should adhere to the following standards: • development blocks should be between 100 and 200 metres in length. The purpose of controlling the maximum length is to ensure visual diversity. As such, longer blocks may be permitted depending on topography and road alignment (undulating terrain and road curves also provide visual diversity); • typical residential blocks should range between 45 and 70 metres in depth, . depending upon the house form; • mixed use blocks may be deeper, depending on the proposed land uses and requirements for parking and lanes; • development blocks within 400 metres of the Mainstreet should be aligned perpendicular to the Mainstreet to facilitate efficient pedestrian access to transit facilities; and, • abutting the Mainstreet, the mixed use development blocks should be aligned parallel to Mainstreet to recognize minimum intersection distances (about 200 metres). 3.1.2 Street Hierarchy The community will have a hierarchy of street types determined by the adjacent land uses, planned function, location, capacity and speed. Schedule 'A l' identifies the existing Ottawa Road 73, an Ar1erial Road (the realigned Strand herd Drive), the Mainstreet and the Collector Roads Local Roads and Lanes are also required/permitted within the Community, but are not identified on Schedule A 1. The following standards should be considered in the development of the street hierarchy and pattern within the community: Ottawa Road 73 (former Highway 16) Ottawa Road 73 is, and will remain, one of the primary north-south routes, joining South Nepean to the City of Ottawa. Given its location adjacent to the Rideau River, Ottawa Road 73 has been identified as a scenic route within the Ottawa Official Plan. As such, special consideration regarding the nature and visual character of adjacent development is important. Development of Ottawa Road 73 shall meet the following requirements: • a right-of-way width of 40 metres;
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V o l u m e 2A – Secondary Plans South Nepean (Areas 4, 5 and 6)) • • • • • • •
new intersections with Ottawa Road 73 will be minimized in the Secondary Plan . existing intersections at Ottawa Road 73 with Lodge Road and - Winding Way will be improved as necessary to support new development; the existing intersection at Ottawa Road 73 and Woodroffe Avenue will be closed; appropriate building setbacks adjacent to Ottawa Road 73 will be confirmed through a noise impact and attenuation study; new development will not directly front onto Ottawa Road 73 and no individual access will be permitted from Ottawa Road 73 to any new use new development will be screened from Ottawa Road 73 by consistent landscaping (berming, tree planting and fencing) and noise attenuation barriers, where appropriate; and where possible, existing views from Ottawa Road 73 to the Rideau River will be maintained or enhanced.
Arterial Road The realigned Strandherd Drive is designated as an Arterial Road. It is expected to become a major eastwest route connecting development in Riverside South and South Nepean with Highway 416. The realigned Strandherd Drive shall meet the following requirements: • a right-of-way width of 40 to 45 metres; • new intersections with Strandherd Drive will be limited in the Secondary Plan Area to Longfields Drive. Woodroffe Avenue, Ottawa Road 73. the proposed Crestway Drive, two new intersections between Longfields Drive and Woodroffe Avenue and one additional new intersection between the proposed Crestway Drive and Ottawa Road 73. Generally, intersections will be spaced at least 300 metres apart; • appropriate residential building setbacks adjacent to the realigned Strandherd Drive will be confirmed through a noise impact and attenuation study; • new development should not directly access onto the realigned Strand herd Drive and individual access will be restricted from ,) realigned Strand herd Drive to any new use, except within approximately 250 metres on either side of the intersection with Woodroffe Avenue, where new development will be required to front onto realigned Strandherd Drive; and, • new development will be appropriately screened from realigned Strand herd Drive by a combination of landscaping (berming, tree planting and fencing) and noise attenuation walls, where appropriate, except within approximately 250 metres on either side of the intersection with Woodroffe Avenue. Mainstreet Mainstreet is intended to support a broad mix of residential, commercial and institutional with two lanes of traffic in each direction with on- street parking. In addition, full movement intersections with Mainstreet shall be limited to collector roads in order to accommodate, in the median, future rapid transit facilities initially at grade with provision to grade separate in the longer term. Prior to the introduction of rapid transit facilities, Mainstreet will function as a two or four lane road with a landscaped median and on-street parking. Mainstreet shall meet the following requirements: • right-of-way width maximum of 40 metres, any reductions in right-of- way width shall be approved by the City; • interim landscaping measures and uses in the Mainstreet median shall be compatible with the long term landscaping requirements and the introduction of the rapid transit facilities, subject to City approval; • non-collector road intersections with Mainstreet shall be limited right turn movements only; • buildings fronting on Mainstreet shall be serviced by utility laterals that do cross the transitway portion of the Mainstreet right-of-way; • there should be a continuous building frontage (build to line) of between 0 and 1.2 metres from the front property boundary, with pedestrian paths between buildings that lead to a rear lot parking; Official Plan Consolidation for the City of Ottawa
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V o l u m e 2A – Secondary Plans South Nepean (Areas 4, 5 and 6)) • •
primary vehicle access to rear lot parking shall be by rear lane; and adjacent building heights should be a minimum of 2 stories and a maximum of 4 stories.
Collector Roads The Collector Roads shall meet the following requirements: • a right-of-way width of 20 to 24 metres; • pavement width of 9 to 12 metres; • parallel parking on both sides of street where appropriate; • the maximum front yard setback adjacent to a collector road should be 7.5 metres; and • adjacent building heights should be predominantly between 2 and 3 storeys. Local Streets The local street network must be based on a modified grid pattern and include a variety of 'T' and cross road intersection configurations. Cul-de-sac. crescent and loop road configurations are generally discouraged. Local streets shall meet the following requirements: • a right-of-way width of 16 to 20 metres; - pavement width of 8 to 10 metres; • parallel parking on one side of the street (8 metre pavement width) or both sides of street (9 metre pavement width); • front yard setbacks adjacent to a local street should be between 3 and 5 metres; and, • adjacent building heights should be between 1 and 3 storeys. Notwithstanding any urban design considerations, local roads within the existing Heart's Desire neighbourhood and Winding Way may maintain their rural cross sections. subject to confirmation of their ability to withstand the impacts of future development to the satisfaction of the City. In the Hearts Desire neighbourhood, Kelowna Street and Newland Street shall not be extended to join with or extend into the area of proposed development lying north of Hearts Desire. Lanes Lanes are permitted throughout the Community, however, they may be required to provide vehicular access to some of the uses which front on Mainstreet Lanes shall meet the following requirements: • • •
a maximum right-of-way width of 7.5 metres; the maximum rear yard setback should be 1 metre; and, adjacent building heights should be between 1 and 2 storeys.
All identified right-of-way and pavement widths: shall be subject to satisfactory confirmation of utility locations, emergency access, streetscape design and on-street parking regulations. 3.1.3 Streetscape Elements There are many elements of streets and streetscapes that, taken together, create a character that is desirable and at a human scale. These elements will need to be implemented through zoning by-laws and/or subdivision agreements, as follows: Items to be further articulated in implementing zoning by-laws: •
Proportion - The relationship of height of the building wall (corner or overhang height) to street width (includes road right-of-way and front yard setback measured from the street centreline) defines the proportion of streetscape. The relationship is expressed in terms of a ratio. There are certain ratios which produce environments where people feel more comfortable. Ratios from 1:1 to 1:2 (building wall height street centreline) are considered ideal. Ratios beyond 1:5 will be discouraged.
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V o l u m e 2A – Secondary Plans South Nepean (Areas 4, 5 and 6))
•
Setbacks and Build-to Lines - the structures that line a street will help to determine how well the streetscape is defined. All development blocks/lots will have a build-to line to determine where the primary front facades will be located, depending on the proposed land use. Residential uses will have a build-to line that minimizes the depth of the front yards as much as possible. Along a street, deviations both in front and behind the build out line will be permitted and are encouraged. In residential areas, build-to lines can vary from 3 to 7.5 metres, depending on the street type.
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Garages - the location of garages, and particularly of the garage door, is an important visual component of the streetscape. Where no reasonable alternatives exist, garages may protrude to a maximum of 3 metres from the . main front facade of any house. However, it is preferable for all garages to be set back from the main facade and, if possible, located in side or rear yards.
Items to be further articulated in development agreements: •
Sidewalks - sidewalks are the critical element that encourages pedestrian circulation. Sidewalks must be provided on every collector and arterial road and must also connect to the components of the greenway network, the uses adjacent to the Mainstreet and the transit stops. To ensure that the sidewalk network is continuous, sidewalks should be considered on local streets unless it can be demonstrated that pedestrian and cycling traffic can be accommodated in other ways. Generally, sidewalk widths should vary according to their adjacent land use.
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Street Trees - the existence of street trees on the street side of the sidewalk is crucial to the definition of the streetscape. Street trees should be aligned parallel to the street and spaced at appropriate Intervals such as to provide a continuous canopy at maturity. On residential streets, the boulevard between the sidewalk and the street is typically grassed. Along the Mainstreet. the grass planted boulevard is replaced by continuous sidewalk and street trees are located in specific openings or planters Tree species should be indigenous to Ottawa. Of particular Interest are tree types that will create a street canopy. Every effort should be made to plant street trees with a minimum 7 centimetre caliper to provide the desired effect in as short a time frame as possible.
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Street Lights - Residential neighbourhoods should be lighted to a level sufficient to support safe and comfortable use of sidewalks after dark, without unreasonable light intrusion on adjacent residential areas. The height of street lights should be limited to reflect a pedestrian scale and should be spaced appropriately. Along the Mainstreet, street lights should be spaced closer together.
4.0 Transportation Policies The intent of the transportation system is to provide an integrated. multi-modal transportation network for all residents and businesses that is safe, convenient. affordable. efficient and energy-conserving while minimizing environmental impacts. The proposed transportation network servicing the Community includes: • • •
a main street, arterial and collector roads for use by pedestrians, cyclists, transit vehicles, trucks and cars; local roads and laneways for use by pedestrians, cyclists, trucks and cars; and walkways and recreational pathways for use by pedestrians and cyclists
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V o l u m e 2A – Secondary Plans South Nepean (Areas 4, 5 and 6))
4.1 Road Network The planning, design, staging and land requirements for road development will be based on Schedule A 1. The road network will be comprised of a "Mainstreet', Arterial Roads, Collector Roads, Local Roads and Laneways. Only the "Mainstreet', and the Arterial and Collector Road network are identified on Schedule A 1. The road allowance widths identified in Section 3.0 of this Secondary Plan are approximate. In certain cases, widening of existing roads to the ultimate road allowance width shown may not be required. In some cases the right-of-way may need to be wider to accommodate engineering and/or design requirements. Final right-of-way requirements and the provision of day-light triangles will be determined during the review of development applications. The remainder of the Local Street and Laneway network. which is not shown on Schedule A 1 shall recognize natural and built constraints and shall generally form a continuous and interconnected modified grid pattern. Turning circles. roundabouts, hammerheads or other similar roadway features may be permitted on local and collector roads subject to evaluation by the City of functional, operational and financial issues associated with their use. Streetscape design for the "Mainstreet' Arterial Roads, Collector Roads. Local Roads and Laneways shall be subject to the Urban Design Policies of this Plan.
4.2 Transit As shown on Schedule A 1, the Rapid Transit Corridor is intended to be located along the proposed arterial road from the Rideau River to its intersection with the "Main steer'. The Rapid Transit Corridor will then follow the "Mainstreet' to the South Nepean Activity Centre. Local transit routes are to be located along the identified collector roads. The use of local streets for transit will be avoided wherever possible, unless required as an interim or temporary connection during development. It is anticipated that the nature of the Rapid Transit Corridor will evolve over time as service demand dictates.
4.3 Pedestrian and Bicycle System The development of certain roads and lands within the Greenway system shall include safe, convenient and attractive facilities for pedestrians and cyclists to facilitate pedestrian and cyclist movement within and through the Community. A pedestrian walkway and bikeway system shall also be required within each neighbourhood. These facilities will be designed to be integrated with a general pedestrian and bicycle system within the Community. which provides linkages between buildings, adjacent sites, surrounding areas and public streets particularly those with transit facilities.
4.4 Parking Parking strategies which consider on-street spaces and off peak sharing ~:;~ arrangements, will be promoted to help reduce the need for large on-site parking lots. Official Plan Consolidation for the City of Ottawa
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V o l u m e 2A – Secondary Plans South Nepean (Areas 4, 5 and 6))
5.0 Infrastructure Policies The provision of infrastructure to Areas 4, 5 & 6 is designed to be consistent with the following principles: • Conformity with the Infrastructure Master Plan. • Conformity to the South Nepean Master Drainage Plan and Master Servicing Plans • Maximize utilization of existing infrastructure. • Extensions of existing infrastructure should follow a logical and orderly pattern. • Additional interim infrastructure should not prejudice the long term planned system and be provided at no cost to any public authority • Minimize costs of future infrastructure. • Apply a flexible approach to the development of infrastructure. The following policies shall apply:
5.1 Stormwater Management All development shall be undertaken in accordance with the City of Nepean Master Drainage Plan. Areas 4, 5 & 6 shall drain to ponds identified in the South Nepean Master Servicing Study. Stormwater will be collected by storm sewers with outfalls in these ponds. Treatment of stormwater within these ponds will be based on the best management practices prevailing at the time of construction. As a condition of development approval, the Regulatory Floodplain through which any water course flows including the establishment of a buffer strip adjacent to the top of bank (or stable top of bank) will be dedicated to the municipality. Dedication of these lands will not be considered part of the parkland dedication requirements of the Planning Act.
5.2 Sanitary Sewers Sanitary sewer service in the short term to mid-term, will be provided through extensions of existing systems provided that sufficient capacity is available and that long term strategy is not prejudiced. Long term sanitary sewer service will be provided in accordance with the preferred concepts arising from the Infrastructure Master Plan and the South Nepean Master Drainage Plan and Master Servicing Plan.
5.3 Water Supply Water supply shall be provided in accordance with the Infrastructure Master Plan and the South Nepean Master Servicing Plan. Short term supply may be obtained from residual capacity available from existing areas and facilities.
5.4 Utilities Utilities will be expanded to keep pace with planned growth. In order to provide every possible advantage to both future residents and workers, future telecommunications facilities installed in the area should be based on the latest available technology and have the ability to be easily expanded and upgraded.
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V o l u m e 2A – Secondary Plans South Nepean (Areas 4, 5 and 6))
6.0 Implementation This Secondary Plan shall be implemented by the powers conferred upon the municipality by the Planning Act, the Municipal Act and other applicable statues,. and in accordance with the applicable policies of the Ottawa Official Plan in addition to the following policies.
6.1 Monitoring The urban design principles within this Secondary Plan will require the provision of a different standard of urban infrastructure in order to achieve its objectives. In particular, a greater emphasis will be placed on the use of sidewalks, streetlights, landscape design in the road right-of-way and the development of smaller urban parks or parkettes. Achievement of the objective of a compact urban fom1 with the related residential and employment targets is necessary to financially support this level of infrastructure. Ongoing monitoring of development activity in relation to achieving growth targets will be a key component in determining the success of this Plan and ensuring the long term financial health of the community.
6.2 Phasing Development shall be phased to provide for the continuous, orderly extension of the Community and to ensure the most efficient and economical use of existing and proposed infrastructure. The following phasing criteria shall be considered in the review of all development applications: • •
the development contributes to, or can be appropriately integrated within the logical sequence of construction of all required sewer, water, stormwater and transportation facilities; and the development satisfies all requirements regarding the provision of parkland and other facilities.
Notwithstanding any other provisions of the Official Plan, as a condition of the approval of development: • •
the requirement for a Development Agreement shall be satisfied; and, an agreement to implement any relevant findings of the studies required by this Plan.
Development shall be deemed to have occurred and services committed upon the registration of a plan of subdivision and/or the approval of a zoning by-law which permits development. Occupancy and use of land shall be deemed to have occurred upon approval of an application for building permit.
6.3 Development Agreements Development Agreements based on the findings of this Secondary Plan and the findings of the Environmental Impact Statements. the Sub-Watershed Master Plan, the Master Servicing Strategy and any other studies deemed necessary by the City, shall be entered into by the benefiting parties and approved by the City as a condition of the approval of development applications. Such agreements shall ensure that the necessary approvals and the required contributions of funds, lands and commitments for services will be in place and operative prior to, or coincident with occupancy and use of land. Items which - may be addressed in the Development Agreements include: • open space and environmental features; • streetscape features; • water; • wastewater collection;
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V o l u m e 2A – Secondary Plans South Nepean (Areas 4, 5 and 6)) • • •
stormwater management; road infrastructure and widening; and, other utilities
If difficulties or undue delays are encountered with respect to the preparation of the Development Agreements required above, the City may be requested to attempt to resolve such difficulties or delays. 'M1ere resolution of such problems is not deemed feasible by the City or is not possible even with the City's intervention, the City may approve alternative mechanisms to satisfy the intent of the applicable policy.
6.4 Requirements for Development Applications All development applications should be required to provide the information specified in the relevant provisions of Ottawa Official Plan, Section 5. In addition, the City may require further information prior to acceptance of a complete application. Such information may include: • servicing feasibility studies; • environmental impact studies; • sub-watershed studies; • transportation studies; • market feasibility and impact studies; • social impact studies; • soils and geotechnical studies; • hydrogeological and terrain analysis studies; • preliminary noise impact/vibration impact analysis report for any proposed development abutting an identified arterial road or where required by the City; • noise impact analysis report prepared in accordance with the established procedures developed by Transport Canada for any proposed development located above the 25 NEF/NEP contours; • financial impact studies; • urban design and architectural studies; and • other studies as may be required by the City of Ottawa.
6.5 Zoning By-law This Plan shall be implemented through the enactment of implementing zoning by-laws in conformity with the provisions of this Plan. In the implementing zoning by-laws, a dual use zoning shall be placed on identified school sites to provide for an alternate use should the site not be acquired by a School Board. The City may designate a holding zone with the prefix 'H' and specify the future uses of these lands that, at the present time, are considered premature or inappropriate for development for anyone or more of the following reasons: • community services and facilities such as sanitary sewers, stormwater management facilities, water supply, parts and schools are insufficient to serve the proposed development; • transportation facilities are inadequate or inappropriate based on anticipated traffic; the number and location of access points to .the site are inadequate and incapable of functioning safely and efficiently;
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V o l u m e 2A – Secondary Plans South Nepean (Areas 4, 5 and 6)) • • • •
where development relies upon other matters occurring first, such as the consolidation of land ownership to ensure the orderly development of the project and/or the securing of funding for infrastructure, services or outstanding application processing fees; the need for a site plan agreement; supporting studies are required on matters related to traffic, soils, protection of any site features, environmental constraints, design features. or market impact analysis prior to development approval; and removal of the 'H' prefix will depend on meeting the specific City conditions identified by the holding zone by-law.
6.6 Plans of Subdivision/Condominium Plans of subdivision/condominium shall only be recommended for approval which: • conform with the policies and designations of this Secondary Plan; • can be provided with adequate services and facilities as required by the policies of this Plan; and, • are not premature and are in the best interest of the municipality; and, comply with the Urban Design Policies of this Plan.
6.7 Consents Subdivision of land shall generally take place by plan of subdivision. Consents shall only be permitted: • for technical or legal purposes; • where the City is satisfied that the consent will not prejudice the ultimate subdivision of land or the principles set out in this Plan; or, • the consent represents an infill opportunity within the existing Private Service Residential.
6.8 Site Plan Control The following will be subject to site plan control in accordance with the provisions of the Planning Act. • all development within areas designated 'Mixed Use', 'Mixed Density Residential' and 'Business Park' and; • all non-residential development permitted within the 'Low Density Residential' and 'Transition Residential' designations. The review of all site plan applications will be subject to the Urban Design Policies of this Plan.
7.0 Interpretation This Secondary Plan is a statement of policy. It is intended as a guide to the development of the Amendment Area. Some flexibility in interpretation is permitted, provided the general intent of the policies and principles of this Plan are maintained. The designations identified on Schedule A 1 are intended to show general areas and the boundaries are flexible and may vary without amendment to the Plan, except where designations are established by fixed boundaries such as river valleys and roads or where specifically stated to be fixed in the policies of this Plan. Where lists or examples of permitted uses are provided, they are intended to illustrate the possible range and type or uses that are to be considered. Specific uses not listed, but considered by the City to be similar to the listed uses and to conform to the general intent of the applicable land use designation may be recognized as a permitted use.
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V o l u m e 2A – Secondary Plans South Nepean (Areas 4, 5 and 6))
Minor variations from numerical requirements in the Plan may be permitted without an amendment provided that the general intent of the Plan is maintained. Net density is the measure of the amount of building that can be developed on a given site (either in number of dwelling units or amount of floor space), divided by the net land area of the site. Net land area is calculated following all land takings for public purposes. Public land takings include road rights-of-way, schools, parks, hazard lands etc. Development within the community shall be subject to all policies of this Secondary Plan and any applicable policies of the parent Official Plan. However, where there is a conflict between this Secondary Plan and the parent Official Plan, the policies of this Secondary Plan shall apply. The targets and residential sub-areas shown on Schedule A 1 are intended to provide an appropriate distribution of residential units in relation to the provision of local services and open space. The targets are a generalized distribution of the overall intended dwelling unit target of approximately 7,300 units. Deviation from the target and amendment to the targets within various sub-areas is permitted without an amendment to this plan, provided that the general intent and policies of the plan are maintained. The intended targets are to be utilized for monitoring purposes throughout the implementation of the Secondary Plan.
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V o l u m e 2A – Secondary Plans South Nepean Town Centre (Area 7)
South Nepean Town Centre (Area 7) [Amendment 44, June 28, 2006]
Section 1.0 – Introduction 1.1 Secondary Plan Area The South Nepean Town Centre is an area of approximately 165 hectares in size located in the southern portion of the City of Ottawa’s urban area. The Town Centre’s northern boundary is Strandherd Drive, its western boundary is the Kennedy-Burnett Stormwater Management Facility, its eastern boundary is the future extension of Longfields Drive, and its southern boundary is the Jock River. The established residential communities of Barrhaven and Longfields surround the Town Centre to the north; the partially developed Chapman Mills community and established Heart’s Desire community is adjacent to the east; the existing Stonebridge community is to the southeast; the proposed Barrhaven South community is to the southwest; and the undeveloped “Area 8” lands are to the west. The large majority of the study area is currently undeveloped. The Barrhaven Town Centre and RioCan Marketplace, large-format retail projects to the west and east of Greenbank Road, respectively, have been substantially completed along Strandherd Drive and St. Joseph Secondary School was recently constructed along Greenbank Road. There are existing residences along Greenbank Road, both in the centre of the Town Centre and further south adjacent to the Jock River. Existing farm operations and commercial businesses make up the remainder of land uses within the Town Centre. The study area is largely comprised of unwooded field areas, with the exception of wooded areas immediately surrounding the Jock River.
1.2 Background The former City of Nepean initiated a detailed visioning exercise for the Town Centre in the early 1990s. Resulting from this exercise, Nepean City Council endorsed the Nepean South Urban Activity Centre Concept Design Report in 1994 as the vision for the Town Centre’s future development. Subsequently, Nepean undertook an integrated planning program, including transportation, servicing, environmental, and land use planning studies that resulted in the adoption of the Area 7 Secondary Plan by Nepean City Council in 1997. The Secondary Plan established land use policies, residential densities, built form requirements and urban design guidelines. The Area 7 Secondary Plan has remained as the statutory planning document guiding development within the Town Centre since its approval in 1997, after being readopted by the City of Ottawa in 2002 and reconfirmed in the Official Plan (May 2003), Volume 2A. However much has changed since the approval of the Area 7 Secondary Plan in 1997. Several significant large-format retail projects have been constructed along Strandherd Drive, a new land use policy direction was established in the Official Plan with a particular emphasis on urban design, and new strategic directions for rapid transit routes have been established for the Town Centre. The emergence of these issues necessitated the preparation of an updated land use and design vision for the Town Centre. The South Nepean Town Centre Urban Design Strategy was initiated in 2004 to provide this updated vision. The Urban Design Strategy outlines the goals and objectives, describes the land use structure plan and its structuring elements, identifies a series of urban design principles to follow, and provides direction for implementation. The Urban Design Strategy was completed in 2005 and was the visioning document that guided the preparation of the South Nepean Town Centre Community Design Plan (CDP). The Urban Design Strategy is not considered planning policy. The Town Centre CDP was prepared based on the recommendations of the Urban Design Strategy. As part of the Town Centre CDP process, some modifications to the Strategy’s land use vision were required to account for new street and transit alignments that were provided by several Environmental Assessment Official Plan Consolidation for the City of Ottawa
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V o l u m e 2A – Secondary Plans South Nepean Town Centre (Area 7) (EA) studies after the completion of the Strategy. These EA studies provided more detailed direction for Chapman Mills Drive (North-South Light Rail EA), Greenbank Road (Greenbank Road EA), Longfields Drive (Jockvale-Longfields Extension EA), and the Southwest Transitway corridor (Southwest Transitway Extension EA). These modifications to the Town Centre structure were made in keeping with the overall vision presented by the Urban Design Strategy. The South Nepean Town Centre Secondary Plan is based entirely on the key components of the South Nepean Town Centre Community Design Plan. All goals, objectives, policies and schedules are the same in both documents. The Community Design Plan contains non-statutory components such as urban design guidelines.
Section 2.0 - Goals and Objectives The foundation of the Secondary Plan is a set of goals and objectives that provide the framework for future development in the Town Centre, based on the Urban Design Strategy. The goals and objectives expressed in Sections 2.1 to 2.6 are not prioritized and are overlapping, thus they must be considered together when making land use and design decisions regarding the Town Centre.
2.1 Goal 1 - Compact Urban Form Goal: Development that reflects a dense, compact and transit-supportive built form. Objectives: 1. To develop a focal point within South Nepean to provide a common identity and focus for surrounding communities; 2. To support the viability of transit by coordinating land use, transportation infrastructure and urban design in a mutually complementary manner; 3. To facilitate the development, intensification, and redevelopment of the Town Centre in an urban fashion, including buildings, streetscapes and open spaces; and 4. To provide flexibility for the use of land, including opportunities for retail and office commercial, residential, institutional and community buildings.
2.2 Goal 2 – High Quality Urban Design Goal: High-quality urban design for all development, both public and private. Objectives: 1. To achieve high quality urban design for development that reflects the role of the Town Centre as South Nepean focus; 2. To create a strong community image by enhancing the character of the built environment including building design and massing, signage, and planting; 3. To provide a transition between areas with different densities within the Town Centre and also between the Town Centre and adjacent lower density communities; 4. To develop attractive streetscapes during the design of the public realm, built form, streetscapes and other public areas; and 5. To encourage the use of ‘green’ technologies in the design of new buildings and infrastructure.
2.3 Goal 3 – Mixture of Land Uses Goal: Provision of a broad range of retail, office, institutional, and residential uses. Objectives: 1. To promote the development of a mixed-use area to create an attractive working and living atmosphere; 2. To provide a variety of low-rise, mid-rise and high-rise building forms in order to provide different household types with housing choices;
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V o l u m e 2A – Secondary Plans South Nepean Town Centre (Area 7) 3. To provide an adequate supply of affordable housing for moderate-income and low-income households within the Town Centre; 4. To ensure that residential and non-residential uses are compatible and complementary to each other; 5. To encourage the establishment of social services, parks, public facilities and public transit services in locations which are conveniently accessible; and 6. To provide a sufficient number of employment opportunities within the Town Centre to enable residents in South Nepean to work within the community.
2.4 Goal 4 - Diverse Greenspace Network Goal: Provision of a diverse greenspace network. Objectives: 1. To establish a range of recreation opportunities to meet the needs of the resident and worker population; 2. To design parks and open spaces to complement a compact, urban environment; 3. To develop a pedestrian and bicycle network that connects parks, public buildings, stormwater management areas, local streets, the Jock River and surrounding communities; and 4. To protect the ecological health and integrity of the Jock River and surrounding natural features.
2.5 Goal 5 - Efficient Transportation System Goal: Provision of an efficient, multi-modal transportation network. Objectives: 1. To incorporate rapid transit routes within a compact, urban built environment in order to increase public transit ridership and to reduce traffic congestion, energy costs and pollution. 2. To develop a grid of continuous and interconnected arterial, collector and local streets and laneways facilitating efficient movement by all modes of transportation. 3. To develop a pedestrian-friendly, tree-lined, and bicycle-friendly system of streets that is well connected to public facilities, parks, commercial areas and surrounding communities. 4. To provide a system of on-street parking to support ground floor uses, particularly retail commercial uses, while avoiding large surface parking areas.
2.6 Goal 6 - Anticipation of Growth Goal: A logical progression of development from initial phases to a mature state reflecting the envisioned urban form. Objectives: 1. To permit interim forms of development to occur while protecting for the achievement of the Town Centre’s ultimate built form; and 2. To ensure that infrastructure improvements are comprehensively planned to address the needs of development within the Town Centre; and 3. To ensure that the City promotes and participates in the early development of the public realm, including public buildings, high order transit services, on-street parking, and urban squares and plazas; and 4. To ensure that the establishment of the Town Centre as a transit focal point for South Nepean is maintained and protected.
Section 3.0 - Land Use Plan The land use policies in this Section set the framework for land use planning within the Town Centre. Based on these policies, the Town Centre could accommodate over 22,000 residents and over 12,000 employment opportunities (see Tables 2 and 3) at ultimate build-out. The success of the Town Centre will not be judged in the short term, but will be determined in the long-term timeframe when the ultimate build-out as envisioned by this Secondary Plan would occur.
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V o l u m e 2A – Secondary Plans South Nepean Town Centre (Area 7)
3.1 General Land Use Policies The land use plan contained in Schedule 1 is comprised of eight land use policy areas, described in Sections 3.2 through 3.9. These policy areas identify the intent, permitted uses, and land use policies for specific areas of the Town Centre. The general land use policies in this Section apply to all eight policy areas within the Town Centre. Policies For all lands within the Town Centre: 1. The “Generally Permitted Uses” in Section 3.1 of the Official Plan are permitted in all of the policy areas. Additionally, all municipal facilities and utilities shall be permitted in all land use policy areas. 2. Parking standards will be determined by the Zoning By-law and will be guided by Section 3.4 (7). 3. Affordable housing targets for residential developments are expressed in Section 8.6. 4. The density targets identified in Sections 3.2 through 3.6 are ultimate build out targets and are to be considered on an area basis and not by each development block. While these targets may not be achieved from the outset, it must be demonstrated, as per Section 8.3, how these targets could be met in the long-term timeframe. 5. The urban design policies and urban design guidelines in Section 4.0 apply to all development, subject to Sections 3.2(7) and 3.3(5). 6. The following uses are not permitted, except for sites within the “Strandherd Retail District” that have existing zoning or master site plan permissions permitting such uses: a. Individual retail uses in stand-alone buildings with ground floor plates greater than 5,750 square metres; b. Gas stations; c. Drive-through facilities; and, d. Retail uses that require outdoor storage, with the exception of a seasonal garden centre ancillary to another permitted retail use. 7. Private plazas will be encouraged for all private sector developments. Their actual size, configuration and design will be subject to confirmation by the City during the approval process. Private plazas: a. Include a range of forms, such as patios, terraces, and courtyards; b. Will not be used as part of parkland dedication; c. Will not be designated as separate open space blocks on the land use plan; and d. Will be encouraged to be surrounded by built form edges and be connected with landscaped midblock connections or pedestrian mews. Table 1 - Land Use Distribution Policy Area High Rise Mixed-Use Mid Rise Mixed-Use High Rise Residential Mid Rise Residential School Civic Complex District Park Neighbourhood Park Streets Total
Net Area (hectares) 26.5 34.2 3.4 21.9 7.9 2.2 21.6 4.5 42.8 165.0
% of Total Area 16.1% 20.7% 2.1% 13.2% 4.8% 1.3% 13.1% 2.7% 25.9% 100.0%
Table 2 - Dwelling Type Distribution Official Plan Consolidation for the City of Ottawa
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V o l u m e 2A – Secondary Plans South Nepean Town Centre (Area 7) Dwelling Type Phase 2 Street Townhouses Stacked Townhouses Apartments Total
# of Dwellings
Phase 3 Street Townhouses Stacked Townhouses Apartments Total
% of Total Dwellings
1,000 750 5,500 7,250
14% 10% 76% 100%
1,000 750 9,300 11,050
9% 7% 84% 100%
Table 3 - Land Use Statistics Phase Phase 1 - Initial Phase 2 - Interim Built Out Phase 3 - Ultimate Build Out
Retail Gross Floor Area (m2)
Office Gross Floor Area (m2)
78,000 208,250
1,000 158,250
217,000
350,500
# of Dwelling Units
Population
Employment
0 7,250
0 14,500
1,000 7,300
11,050
22,500
12,600
Notes: 1. Tables 2 and 3 indicate projections of different build out scenarios. Given the long-term nature of the scenarios, these figures should only be considered as potential build out projections based on permissions by the policies in this CDP. 2. Numbers for each phase are total, not cumulative. 3. Phase 1 does not include the limited residential units currently within the Town Centre. 4. The type of units identified in Table 2 are intended to only illustrate the intensity of units, and not necessarily limit the form of units.
3.2 Policy Area - High Rise Mixed-Use The High Rise Mixed-Use policy area represents the primary retail and mixed-use development area within the Town Centre. The High Rise Mixed-Use policy area will be a lively and active mixed-use shopping district, with an emphasis on commercial and residential uses in the same building with retail uses located at-grade, but also single use retail and office commercial uses and residential apartments. Policies For the High Rise Mixed-Use policy area: 1. Apartments, a broad variety of retail, office and service commercial activities, public and institutional uses, schools, places of worship, and community facilities are permitted. 2. The minimum building height is 6 storeys and the maximum building height is 12 storeys. 3. The net density target for residential uses is 250 units per hectare. 4. The maximum lot coverage for stand-alone residential buildings is 30% of the total area of any block. 5. All building frontage along Greenbank Road and Chapman Mills Drive must have non-residential uses at grade.
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V o l u m e 2A – Secondary Plans South Nepean Town Centre (Area 7) 6. The City will encourage that all buildings along the BRT route north of Chapman Mills Drive incorporate the route as much as possible into the design of the building, through such means as clear windows or secondary doors. 7. The above policies in Section 3.2 or the policies and guidelines of Section 4.0 do not apply to future development in the “Strandherd Retail District” that is permitted by existing zoning or master site plans, provided that this development does not jeopardize the long-term acquisition of the public streets identified on Schedule 2 or public parkland identified on Schedule 5. For this new development, the City will still encourage the consideration of the urban design policies and guidelines in Section 4.0, as they may apply, during the development review process.
3.3 Policy Area - Mid Rise Mixed-Use The Mid Rise Mixed-Use policy area represents a lower scale, mixed-use area within the Town Centre with the intent of establishing opportunities for live-work units and medium density housing forms. The Mid Rise Mixed-Use policy area is intended to be a transition between the High Rise Mixed-Use policy area and the adjacent lower density residential neighbourhoods, both within the Town Centre an in surrounding communities. Policies For the Mid Rise Mixed-Use policy area: 1. Apartments, live-work units, retail, office and service commercial uses, public and institutional uses, schools, places of worship and community facilities are permitted. 2. The minimum building height is 4 storeys and the maximum building height is 6 storeys. 3. The net density target for residential uses is 200 units per hectare. Within the lands designated as Mid Rise Mixed-Use on Schedule 1 and located in the blocks south of Marketplace Avenue, west of Longfields Drive, north of Chapman Mills Drive, east of Riocan Ave and located outside of the Strandherd Retail District, the net density target for residential uses is 150 units per hectare.[Amendment #82, January 13, 2010] 4. The maximum lot coverage for stand-alone residential buildings is 50% of the total area of any block. Within the lands designated as Mid Rise Mixed-Use on Schedule 1 and located in the blocks south of Marketplace Avenue, west of Longfields Drive, north of Chapman Mills Drive, east of Riocan Ave and located outside of the Strandherd Retail District, the maximum lot coverage for stand-alone residential buildings may exceed 50% of the total area of any block. [Amendment #82, January 13, 2010] 5. The above policies in Section 3.3 or the policies and guidelines of Section 4.0 do not apply to future development in the “Strandherd Retail District” that is permitted by existing zoning or master site plans, provided that such development does not jeopardize the long-term acquisition of the public streets identified on Schedule 2 or public parkland identified on Schedule 5. For this new development, the City will still encourage the consideration of the urban design policies and guidelines in Section 5.0, as they may apply, during the development review process.
3.4 Policy Area - High Rise Residential The High Rise Residential policy area identifies sites within the Town Centre that will accommodate the highest density residential uses, located in proximity to the transit “hub”. Apartment buildings will be the only residential type permitted. Policies For the High Rise Residential policy area: 1. Apartments are the only permitted use. As part of an apartment building, retail, office and commercial uses at grade are also permitted. 2. The minimum building height is 6 storeys and the maximum building height is 12 storeys. 3. The net density target for residential uses is 300 units per hectare.
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V o l u m e 2A – Secondary Plans South Nepean Town Centre (Area 7) 4. At least 90% of required parking for each development must be provided in parking structures, either above-grade or below-grade.
3.5 Policy Area - Mid Rise Residential The Mid Rise Residential policy area is intended to accommodate the majority of the Town Centre’s ground-oriented multiple unit dwellings. This policy area will provide an appropriate transition between the low density neighbourhoods surrounding the Town Centre to the higher intensity uses within it. Policies For the Mid Rise Residential policy area: 1. Apartments, street, block and stacked townhouses, public and institutional uses, schools, places of worship and community facilities are permitted. Ground floor retail uses within a mixed-use building with residential uses above are permitted along Greenbank Road. 2. The minimum building height is 2 storeys and the maximum building height is 4 storeys. 3. The net density target for residential uses is 100 units per hectare.
3.6 Policy Area - Neighbourhood Park The Neighbourhood Park policy area will include both public parks and public plazas. The five public parks within the Town Centre will be designed to support the area’s urban nature, as accessible amenities with open frontages and clearly defined entrances that work within the grid pattern of streets and blocks. The two public plazas within the Town Centre will be designed as predominately hard surfaced areas fronted by buildings in order to create a built form edge and generate pedestrian activity. Policies For the Neighbourhood Park policy area: 1. Public parks, public plazas, community facilities, and conservation uses are permitted. 2. The locations of the five public parks and the two public plazas are identified on Schedule 5. 3. Acquisition of all neighbourhood parks will be as per Section 8.4 and Schedule 5. 4. Public parks must: a. Generally be between 0.4 and 1.0 hectares of level land; Within the lands designated as Mid Rise Mixed-Use on Schedule 1 and located in the blocks south of Marketplace Avenue, west of Longfields Drive, north of Chapman Mills Drive, east of Riocan Ave and located outside of the Strandherd Retail District, a public park must be between 0.35ha and 1.0 ha of level land. [Amendment #82, January 13, 2010] b. Have at least three sides that are entirely open to the street; c. Not have rear or side yards adjacent on their fourth side; d. Be designed with an emphasis on hard surfacing and seating areas as compared to traditional suburban neighbourhood parks; and e. Not contain sports fields. 5. Public plazas must: a. Generally be less than 0.4 hectares of level land; b. Be landscaped with street trees and other vegetation and include seating areas with furniture; c. Be considered as locations for public art; d. Be designed with an emphasis on hard surfacing and seating areas as compared to traditional suburban neighbourhood parks; and e. Not accommodate sports fields or traditional suburban play amenities.
3.7 Policy Area - District Park The District Park policy area will accommodate the establishment of “Half Moon Bay Park”, a large and natural park that is focused on passive recreation areas, but with some opportunities for active recreation uses. Half Moon Bay Park will extend the entire width of the Town Centre along the Jock River and is Official Plan Consolidation for the City of Ottawa
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V o l u m e 2A – Secondary Plans South Nepean Town Centre (Area 7) intended to be a focal point of the greenspace system in the area, connecting with existing and future greenspace components in surrounding communities. Policies For the District Park policy area: 1. Public parks, conservation management and control uses, trails, walkways and bicycle paths, educational facilities, sports fields and recreational facilities, existing uses as per Section 3.7(4), and buildings accessory to other permitted uses are permitted. Active recreation facilities such as sports fields are also permitted as long as the general intent of this park is maintained. 2. For the design of Half Moon Bay Park: a. Pedestrian crossings of the river will be clearly defined; b. Vehicular access will be limited to certain points and parking will be provided in small pods with significant landscaping; c. The use of permeable surfaces for any hard-surfaced areas will be investigated; d. Internal streets will be designed to be rural in character; e. Public works will be located outside of natural features unless it is demonstrated that there is no reasonable alternative and then only if such works meet the requirements of the Official Plan; and f. All uses will be designed to ensure limited disruption to natural features and an Environmental Impact Statement is required to establish the appropriate development buffer from any identified natural features on the site. 3. The City will work with the Conservation Authority, local interest groups, and interested advisory committees in the creation of a continuous, interconnected trail system and the protection and rehabilitation of identified natural features within Half Moon Bay Park. 4. Existing homes and commercial operations within the Community Park policy area are recognized as conforming uses, as per Section 3.3(4) of the Official Plan. Landowners have the right to improve the properties in conformity with the existing zoning standards on the property. The City intends to acquire these properties as per Section 7.4(9). 5. Half Moon Bay Drive will be designed as a “parkway� type of street, as per Section 6.2, with development only on its north side to ensure the preservation of views and vista of the park and the Jock River.
3.8 Policy Area - School The School policy area will primarily accommodate school uses, but also can accommodate other community uses. The School policy area provides the opportunity to locate facilities that will serve an important role in attracting people to the Town Centre, thus generating a high level of social activity. Policies For the School policy area: 1. Schools, community facilities, and places of worship are permitted. 2. The minimum building height is 2 storeys and the maximum building height is 6 storeys. 3. The alternative policy area for the site west of Greenbank Road is Mid Rise Residential if the site is not utilized for its intended purpose.
3.9 Policy Area - Civic Complex The Civic Complex policy area will accommodate the development of a multi-purpose civic facility that will serve the broader South Nepean community. The facility is located directly adjacent to the transit hub and together with the central public plaza and surrounding buildings will be the civic focus of the Town Centre. Policies For the Civic Complex policy area:
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V o l u m e 2A – Secondary Plans South Nepean Town Centre (Area 7) 1. As part of a multi-purpose civic complex, a range of community uses is permitted, such as ice pads, swimming pools, courts, day cares, community halls, theatres, museums, libraries, or public health space, in addition to retail and office uses through joint arrangements with private sector partners. 2. The civic complex is intended to be urban in form, with buildings constructed close to the street and a majority of required parking accommodated in structured parking. 3. The minimum building height is 2 storeys and the maximum building height is 6 storeys. The alternative policy area for the Civic Complex site is High Rise Mixed-Use if the site is not utilized for its intended purpose.
Section 4.0 - Urban Design High quality urban design within the Town Centre will be critical for achieving an urban environment with a compact built form, a wide range of different uses, a convergence of high order transit routes, and a strong civic identity for South Nepean. The framework for urban design within this Secondary Plan consists of both urban design policies and urban design guidelines. Appendix C graphically illustrates the potential ultimate build out of the Town Centre based on the urban design policies and guidelines in this Section. Appendix D illustrates this potential for the different phases of the Strandherd Retail District’s evolution.
4.1 Urban Design Policies The following urban design policies apply to all development within the Town Centre, except where certain design policies would contradict Section 3.2(7) and 3.3(5) regarding the Strandherd Retail District. They express the general objectives covering broader issues that must be met by all development. The policies are general in nature to permit flexibility during the design process while ensuring a minimum urban design standard is met. Policies 1. Buildings must maximize the coverage of lots. 2. Buildings must be at least two fully functioning storeys in height, with different areas having greater minimum building heights as per Section 4.0. 3. Buildings must be functionally and visually oriented to the public street and sited to be parallel to the public street and generally aligned with neighbouring buildings. 4. Principal building entrances must be oriented to the public street and not to rear parking areas or lanes. 5. Building design must address issues of adequate sunlight, sky views, and wind conditions. 6. Buildings must be developed with a substantial portion of any visible front façade from a public street within 5.0 metres of the respective property line. 7. Building frontage must be maximized along all public streets. 8. At-grade uses must be flush with grade and provide an active use at grade in order to promote pedestrian activity. 9. Spaces between the building wall and the street must provide an appropriate transition from the private realm to the public realm. 10. Buildings must have dynamic façades with limited areas of blank, featureless walls. 11. All parking, including surface, below-grade, and above-grade, must not detract from the aesthetic appearance of any public streetscape. 12. Buildings and structures located at key locations must be designed and massed to emphasize their locations.
4.2 Urban Design Guidelines The urban design guidelines provide specific design guidance on particular issues and elements within the Town Centre. The design guidelines are not considered a “design checklist”, but instead are to be
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V o l u m e 2A – Secondary Plans South Nepean Town Centre (Area 7) applied on a case-by-case basis. While not considered policy, the City will use these guidelines during the review of development applications. Policies: 1. All development must have regard to the urban design guidelines in Section 5.2 of the South Nepean Town Centre Community Design Plan.
Section 5.0 - Transportation The transportation network in the Town Centre will be an accessible and sustainable system focused on non-automobile modes of transportation, such as public transit, cycling and walking. This transportation network contains four components: the transit network, the street network, the pedestrian and cyclist network, and the parking network. The proper design of all components is critical to achieving the built form and urban design objectives for the Town Centre.
5.1 Transit Network Two rapid transit lines will service the Town Centre, one oriented east to west and operated with light rail transit (LRT) and one oriented north to south and operated with bus rapid transit (BRT). The LRT route will operate in the central lanes of Chapman Mills Drive that are divided from automobile traffic with landscaped medians. The BRT will operate in a dedicated transit corridor north of Chapman Mills Drive, and in the central lanes of both Chapman Mills Drive and Greenbank Road south of Chapman Mills Drive. Three LRT stations are proposed along Chapman Mills Drive: the eastern station at Longfields Drive; the central station at the LRT and BRT intersection; and the western station at Jockvale Road. Three stops for the BRT are proposed within the Town Centre: one north of Chapman Mills Drive, one on Chapman Mills Drive, and one south of Chapman Mills Drive. The transit focus of the South Nepean Town Centre is at the intersection of the LRT and BRT routes. This transit “hub” will be a public transit focal point for the broader community, at which both residents within the Town Centre and transit users transferring from local buses serving nearby residential and commercial areas can access rapid transit services. The transit network will evolve over time as the construction of the rapid transit lines, development within the Town Centre, and development within the surrounding residential and commercial areas occurs. Policies 1. The proposed LRT and BRT alignments and station locations are identified on Schedule 3. The alignment of the routes and the location of stations have been identified by Environmental Assessment studies prepared for both the westward extension of the North-South Light Rail Transit project and the Southwest Transitway Extension. 2. All development must follow the principles of transit-oriented development, including considerations for Section 4.3 of the Official Plan and urban design policies and guidelines of this Secondary Plan. 3. The City will undertake the development of a conceptual design plan for the transit “hub” at the intersection of the LRT and BRT routes, as per Section 7.6. This design will illustrate how the transit “hub” will accommodate such elements as pedestrian travel routes, buildings close to the street, landscaping, street furniture, and the central public plaza. 4. Park & Ride facilities will not be located within the Town Centre in the long-term. 5. In the short-term, arterial, major collector, and collector streets will accommodate local transit services that provide service to the existing termini of the rapid transit network. In the long-term, the rapid transit facilities will carry most of the frequent and long distance services while the local transit service will be changed to local service to the Town Centre and may be removed from some streets altogether.
5.2 Street Network
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V o l u m e 2A – Secondary Plans South Nepean Town Centre (Area 7) The street network is organized to connect the Town Centre with surrounding communities, provide a pattern of regular development blocks, and integrate different neighbourhoods within the Town Centre. The basis of the street network is a hierarchical grid pattern of interconnected arterial streets, collector streets, local streets, and rear lanes. Arterial streets will have the largest capacities for moving traffic throughout and surrounding the Town Centre. Collector streets will connect different neighbourhoods within the Town Centre and carry traffic between local and arterial streets. Local streets are shorter in length and primarily function to distribute traffic to individual properties. Rear lanes are intended only to provide rear access to parking areas and garages for a particular block. They are intended to carry minimal traffic capacity, and generally perform an urban design function by removing the prominence of driveways and garages from the primary streetscape. Policies 1. The proposed street network of arterial, major collector, collector and local streets is shown on Schedule 2. 2. Proposed right-of-ways for all streets and lanes within the Town Centre are identified in Table 4. 3. All public streets in the Town Centre will be constructed in accordance with approved City of Ottawa standards. New street standards may need to be approved to match the vision identified by the Secondary Plan. 4. Full access intersections with arterial streets will be limited to certain points, as defined through further study as part of the development approval process. At a minimum, the remaining access points will have “right-in, right-out� functions. 5. The grid of arterial, major collector, and collector streets will be built to a design standard that will accommodate convenient regular transit service. Streets must be configured to ensure that bus operations are not delayed by any auto traffic congestion that may occur. This includes avoiding the use of bus bulges where there is on-street parking, avoiding the use of bus bays, and using transit priority signals at busy intersections. 6. The City will work with affected landowners during the design of major roads to address issues of access and circulation to existing buildings.
5.3 Pedestrians and Cyclist Network The pedestrian and cyclist system will be safe and accessible for all users, it will work well with the surrounding built form, and it will be connected to various destinations within the Town Centre and in adjacent communities. The pedestrian system within the Town Centre will be comprised of both sidewalks along streets and walking or multi-use trails throughout parks and natural areas, while the bicycle system within the Town Centre will be comprised of both dedicated routes along major streets and also multi-use trails throughout parks and natural areas. Policies 1. All streets will have sidewalks on both sides. 2. The development of streets must include safe, convenient and attractive facilities for pedestrians and cyclists, with connections to transit stops and linkages between buildings, adjacent sites, surrounding areas and public streets. 3. An adequate supply of bicycle parking, as per the applicable zoning by-law, must be provided near transit stops, in high activity areas, in parks, and in locations linked to the pedestrian and cyclist network.
5.4 Parking Parking within the Town Centre will be noticeably different than in conventional suburban sites. Parking within the Town Centre will be largely accommodated by parking structures, both above and below-grade, and on-street parking in order to avoid the preponderance of large surface parking areas that detract from the streetscape aesthetics and to maximize the available land for development.
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V o l u m e 2A – Secondary Plans South Nepean Town Centre (Area 7)
Policies 1. Access for surface parking and loading from rear lanes is preferred for all development and will be encouraged during the development review process. While this Secondary Plan permits different alternatives for parking and access, parking must: a. Not be located between the public right-of-way and the front of the adjacent building, or the front and exterior side for corner sites; b. Have a limited number of access points from the primary street to reduce conflicts with the pedestrian realm; and c. Not detract from the aesthetic appearance of any streetscape. 2. The City will encourage sharing of parking facilities, subject to evaluation. 3. Underground parking will be encouraged for all development, regardless of policies in Section 3.0 concerning minimum requirements for underground parking. 4. On-street parking on both sides of all streets within the Town Centre is permitted. Restrictions, such as peak hour restrictions, may be required on major streets in the long-term. 5. Cash-in-lieu of parking will be considered by the City within the Town Centre, with the minimum parking requirements used as the benchmark for the calculation of required parking. 6. Parking requirements for any individual non-residential development do not necessarily need to be provided on the same lot, or on a lot contiguous to the development. Required parking for any development within the Town Centre may be provided within 500 metres of the development that is being served by the parking facility subject to the approval of the City. 7. Parking standards throughout the Town Centre will be based on reduced standards in support of transit-oriented development, as determined by the Zoning By-law. For the Town Centre, the parking targets are as follows: a. A minimum of 3.75 and a maximum of 4.25 spaces per 100 square metres of gross floor area for all retail commercial uses; b. A minimum of 2.5 and a maximum of 3.0 spaces per 100 square metres of gross floor area for all office commercial uses; c. A minimum of 1.0 and a maximum of 1.75 spaces per unit, which includes visitor parking, for all condominium based residential uses; and d. A minimum of 1.0 and maximum of 2.0 spaces per unit for freehold residential uses. 8. City staff will prepare a parking strategy for the Town Centre following the approval of this Secondary Plan. The strategy will provide specific direction for such elements as on-street parking, municipal parking lots or facilities, and reductions in parking requirements.
Section 6.0 – Servicing 6.1 Wastewater and Water Supply For sanitary requirements, the Town Centre will be serviced through a connection to the existing South Nepean Collector, near the intersection of Jockvale Road with the Jock River. The City of Ottawa completed a functional design of this connection in 2003 and the first phase to the existing Jockvale Road at the crossing of the Jock River was constructed in 2005. For water supply requirements, the Town Centre will be serviced with potable water through the reservoir and pumping station on Fallowfield Road. This is connected to the City of Ottawa’s central purification plant on the Ottawa River through the trunk watermain in Woodroffe Avenue. Policies 1. All development will be undertaken in accordance with the Infrastructure Master Plan, the Serviceability Report prepared in support of the South Nepean Town Centre Design Urban Design Strategy, and City of Ottawa standards for wastewater and water supply servicing. 2. The sanitary servicing system illustrated in Schedule 6 is only conceptual given the long timeframe of the Town Centre’s development and that parts of this development may go through stages of Official Plan Consolidation for the City of Ottawa
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V o l u m e 2A – Secondary Plans South Nepean Town Centre (Area 7) redevelopment as the Town Centre matures into its ultimate form. This evolution may require reconsideration of the alignment of the local collection system to accommodate the different phases of development.
6.2 Stormwater Management A redesigned Kennedy-Burnett Stormwater Management Facility will service the western portion of the Town Centre with a trunk storm sewer in the adjacent street to the east of the facility and in the next eastwest street north of Half Moon Bay Drive. A functional redesign of the existing facility will be required in order to service the ultimate area tributary to this facility. A new facility adjacent to the eastern side of Longfields Drive, north of the Jock River will service the eastern portion of the Town Centre through a trunk storm sewer in Longfields Drive that terminates just south of Strandherd Drive. The final design of this facility will determine its exact configuration. Policies 1. All development must be undertaken in accordance with the Infrastructure Master Plan, the Serviceability Report prepared in support of the South Nepean Town Centre Design Urban Design Strategy, and with current City of Ottawa standards for stormwater management. 2. The configuration and sizing for stormwater management facilities will be defined by stormwater management plans as part of subdivision plans for the eastern stormwater management facility, and a functional design study completed by the City for the redesigned Kennedy-Burnett Stormwater Management Facility. 3. The stormwater drainage system must be designed to the satisfaction of the City, in consultation with the Conservation Authority, the Ministry of Natural Resources and the Ministry of the Environment and Energy, as required. 4. Stormwater management facilities must be designed as attractive community amenities that maintain environmental and ecological integrity in accordance with the urban design policies and urban design guidelines in Section 4.0.
6.3 Utilities The placement of all utilities to service development will be arranged to support the built form and urban design objectives of the Secondary Plan. Main hydro trunk lines are expected to be underground, while other utility infrastructure will be designed into the built form, underground, or as part of the streetscape wherever possible. Policies 1. The Secondary Plan, with the exception of Strandherd Drive, is based on full underground servicing for electrical utilities. The City will work will Hydro Ottawa regarding underground servicing and the required main utility infrastructure, including planning for such elements as costing and utility location space requirements. Changes to the Community Design Plan and Secondary Plan may ultimately be required if this fundamental premise of full underground servicing is not achievable. 2. Prior to approval of development, all interested utilities and telecommunications providers must confirm if services can be provided to support the proposed development and must also determine appropriate locations for large utility equipment or utility cluster sites. 3. All utility equipment must be designed with consideration for the overall aesthetics of the streetscape, as per the urban design guidelines.
Section 7.0 – Implementation 7.1 - Administration and Interpretation
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V o l u m e 2A – Secondary Plans South Nepean Town Centre (Area 7) This CDP is a statement of land use planning policy that is intended to guide the development of the South Nepean Town Centre. Some flexibility in interpretation is permitted, provided the general intent of the goals and policies of this Plan are maintained to the City’s satisfaction. Policies 1. The entire CDP will be the guiding document used by the City during the development review process, given it includes such elements as urban design guidelines. 2. This Secondary Plan will be implemented by the powers conferred upon the City of Ottawa by the Planning Act, the Municipal Act, and any other applicable statutes, and will be implemented in accordance with the applicable policies of the Official Plan (2003) of the City of Ottawa. 3. Where lists or examples of permitted uses are provided in Section 3.0 of this Secondary Plan, they are intended to illustrate a general range and type of uses. Specific uses that are not listed but are considered by the City to be similar to the listed uses and to conform to the general intent of the applicable land use policy area are permitted.
7.2 Development Approvals While implementation of the Secondary Plan will be multi-faceted in approach, traditional land use planning processes, including zoning, plan of subdivision, and site plan processes, will be the primary method of implementing the policies of this Secondary Plan. Policies 1. Development applications must meet the policies identified in Section 4 of the Official Plan, as they may apply. 2. The goals, objectives and policies of this Secondary Plan will direct all development applications within the Town Centre. The urban design guidelines will be used by the City to inform the development review process and provide specific guidance, but are not considered policy. 3. All development in the Town Centre is subject to site plan control in accordance with the City’s Site Plan Control By-law. 4. Council must enact a by-law providing zoning categories and standards for lands within the Town Centre to permit new development within the Town Centre. The City may, when enacting implementing zoning by-laws, use a holding zone to specify the future uses of these lands that, at the present time, are considered premature or inappropriate for development for any one or more of the following reasons: a. The Area Concept Plan as per Section 7.3(2) of this Secondary Plan has not been finalized to the City’s satisfaction; b. Community facilities or servicing infrastructure are insufficient to serve the proposed development; c. The number and location of access points to the site are inadequate to function safely and efficiently; d. An agreement for the funding or equitable cost-share among benefiting landowners for infrastructure or parks has not been reached; e. A site plan agreement is required; or f. Supporting studies are required. 5. All new development, with the exception of the Strandherd Retail District as per Section 7.2(6), must as part of its initial development application process proceed by way of plan of subdivision for the full extent of the property, in order to secure any public streets identified on Schedule 2 or any parkland identified on Schedule 5. Any identified public streets and parkland must be dedicated to the City through the initial plan of subdivision for lands as a condition of approval. 6. For the Strandherd Retail District, plans of subdivision would only be required upon redevelopment of sites and are not required for future infilling as per approved master site plans and existing zoning
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V o l u m e 2A – Secondary Plans South Nepean Town Centre (Area 7) permissions. Any identified public streets or parkland must be dedicated at the time of redevelopment as part of the initial plan of subdivision. 7. Development agreements may be required by the City as a condition of the approval of development applications, to ensure that the necessary approvals and the required contributions of funds, lands and commitments for services will be in place. Development agreements may address: a. Parks, open space and environmental features. b. Streetscape features as identified through a comprehensive Streetscape Master Plan. c. Water, wastewater collection and storm water management. d. Transit and street infrastructure and widenings. e. Other utilities.
7.3 Phasing The Town Centre will not develop in its ultimate form from the outset, but instead will evolve from its initial phases to a mature state reflecting the form envisioned by the Secondary Plan. Once the Town Centre has reached its “initial build out”, overtime the larger sites with large format retail stores may redevelop to provide the more fine-grained street pattern and built form that the Secondary Plan identifies. Policies 1. Development within the Town Centre will be dependent on the available infrastructure to support development, including sanitary, water supply and stormwater management infrastructure, in addition to the capacities of the arterial street network. 2. An “Area Concept Plan” that is approved by the Director of Planning and Infrastructure Approvals is required prior to or concurrent with the initial plan of subdivision required in Sections 7.2(5) or 7.2(6). The purpose of the Area Concept Plan is to illustrate that all development is coordinated and meets the Secondary Plan’s objectives and policies. Area Concept Plans must illustrate and discuss: a. The street and block patterns for the subject lands in addition to street and block patterns for surrounding lands, showing either actual street and blocks from approved development applications where they exist or conceptual streets and blocks from this CDP where an approved development application does not exist; b. Land use and density distribution; c. The proposed built form or a concept of the built form on the blocks; d. Any public parkland, public facilities, or social housing sites; and e. How the precinct can be phased from its initial construction to its envisioned mature state, where existing development is present. 3. Development on a block may be phased from an initial phase, which may not meet all of the Secondary Plan’s policies, to the ultimate form envisioned by this Secondary Plan. Initial phases must: a. Still meet the policies regarding minimum building height in Section 4.0; b. Not preclude the achievement of future higher intensity development on the block as envisioned in this CDP; and c. Be supported by the Area Concept Plan, as per Section 7.3(2), that clearly identifies how future phases will meet the policies of the Secondary Plan on each block.
7.4 Greenspace Acquisition and Development The greenspace system is comprised of a series of five components, each with different functions, characteristics and policies. The majority of the greenspace system will ultimately be under public ownership. Policies
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V o l u m e 2A – Secondary Plans South Nepean Town Centre (Area 7) 1. Schedule 5 identifies the general location and size of all proposed public parkland within the Town Centre. The City will acquire this proposed parkland through a combination of measures, including parkland dedication during the subdivision approval process, land exchanges, and land purchases. 2. For parkland dedication, the City will employ the “standard measures” through Section 51.1(1) of the Planning Act for all properties within the Town Centre, and not the “alternative measures” through Section 51.1(2). 3. Neighbourhood Park 5 identified on Schedule 5 will be acquired during the plan of subdivision required by Section 7.2(6). 4. Lands utilized for stormwater management facilities or lands within the floodplain will not be taken as part of the parkland dedication requirement as per the Planning Act. 5. Where a plan of subdivision is proposed for a property that does not contain public parkland as per Schedule 5, the City will require payment-in-lieu of parkland as per Sections 51.1(3) and (4) of the Planning Act. These payments will be directed to the purchase of the parkland identified on Schedule 5, or once that parkland has been fully acquired will be directed to the purchase of parkland in communities surrounding the Town Centre. The latter is intended to purchase parkland for active sports fields that would service residents of the Town Centre. 6. The City will pursue the acquisition of the properties within the area identified as District Park on Schedule 5 whenever a property is available for purchase, subject to budget and in consultation with the landowners. 7. Proceeds from the sale of any City owned property within the Town Centre may be directed to the purchase of parkland, as per Section 7.4(5). This approach will be further detailed in the land disposition strategy that is required by Section 7.6. 8. The City, in cooperation with any directly affected landowner, will secure the lands identified as Civic Complex on Schedule 1 in a timely manner.
7.5 Housing Affordability The Secondary Plan follows the targets of the Official Plan for housing affordability, which establishes that at least 25% of all housing should be affordable housing. Affordable housing is defined as housing in which a low or moderate-income household pays no more than 30% of its gross annual income. The policies for housing affordability in this Secondary Plan deal with two types of affordable housing: “market” affordable housing that is provided by the private market and “non-market” affordable housing that is provided by social housing providers. Policies 1. At least 18% of residential units in the Town Centre, or approximately 1,950 units of the ultimate build-out total, is targeted as “market” affordable housing, defined as housing that is affordable to households at the 30th income percentile for Ottawa for rental and at the 40th income percentile for ownership. 2. At least 7% of all residential units in the Town Centre, or approximately 750 units of the ultimate buildout total, is targeted as “non-market” affordable housing, defined as housing that is affordable to households at or below the 20th income percentile for Ottawa. Achieving this target will be subject to the availability of funding from the Federal and Provincial governments. 3. The required housing type and appropriate location for social housing in the Town Centre will be decided at the time of subdivision and site plan approval, subject to Council allocation of funds. The preferred location for social housing is sites that have convenient access to public transit, shopping and community services. 4. The City will support the development of all affordable housing through municipal incentives and direct supports, which may include capital grants, deferral or exemption of fees and charges, density incentives or transfer, flexible zoning or alternative development standards. Where municipal incentives are provided, the City will enter into agreements with developers to maintain affordability,
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V o l u m e 2A – Secondary Plans South Nepean Town Centre (Area 7) with mechanisms that will specify the mix of units to be provided, and will typically be registered on title or become a municipal housing facilities by-law.
7.6 Future Initiatives The Town Centre Secondary Plan is the land use policy that will guide all future development within the South Nepean Town Centre. While it provides the general direction for development, it requires more detailed direction for certain aspects of development to be completed by the City. Future studies and plans will complement the Secondary Plan regarding such elements as streetscapes, parking and civic facilities. Policies 1. The City will complete the following, at a minimum, after the approval of the Town Centre Secondary Plan: a. A parking strategy; b. A streetscape master plan; c. A plan for the “South Nepean Civic Complex”; d. A function design study for Kennedy-Burnett Stormwater Management Facility; e. A strategy for the disposition of City-owned lands within the Town Centre; f. A strategy for funding mechanisms for such additional costs as providing underground utilities; g. A conceptual design of the transit “hub”; and h. Any other studies that are deemed necessary.
7.7 Revision process The Town Centre will have a longer timeframe for the achievement of its envisioned ultimate built form than traditional suburban areas. Although the Town Centre Secondary Plan has been developed to be flexible in terms of permitted uses, built forms and block sizes to allow the development industry to adapt to changing market conditions, changes to the CDP may be necessary over the life of the plan. The CDP permits revisions to the schedules provided that the CDP’s general intent is maintained. Policies 1. Any proposed change to a schedule must reflect the goals, objectives and policies of the Secondary Plan. Updates to the studies supporting the Secondary Plan may be required in support of any proposed changes. 2. Any change that requires an amendment to the Official Plan may also require a corresponding amendment to the South Nepean Town Centre Secondary Plan. 3. Minor modifications to the Secondary Plan that are proposed prior to subdivision plan or site plan approval may be made at the discretion of the Director of Planning and Infrastructure Approvals. An approval of a subdivision plan or site plan by the City reflecting these changes constitutes approval of the change to the Secondary Plan. These changes include: a. Minor adjustments to streets, but not the elimination of streets; b. Minor adjustments to development block size or shape; c. Minor adjustments to an approved “Area Concept Plan”, as per Section 7.3(2); and d. Other changes deemed to be minor changes by the Director of Planning and Infrastructure Approvals. 4. To initiate the process identified in Section 7.7(3) a proponent must submit to the City an Area Concept Plan as per Section 7.3(2). The City will circulate copies of the Area Concept Plan to landowners who are directly affected by the proposed changes for comment. If there are any objections to proposed changes, the Planning and Environment Committee will be the approval authority, otherwise, the Director of Planning and Infrastructure Approvals will be the approval authority. Each successive change to the Secondary Plan must reflect prior approved changes,
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V o l u m e 2A – Secondary Plans South Nepean Town Centre (Area 7) which the City will keep on file. A corresponding amendment to the South Nepean Town Centre Secondary Plan may also be required. 5. Major modifications to the Secondary Plan that are proposed prior to subdivision or site plan approval will be subject to approval by Planning and Environment Committee. These changes include: a. Major deviations to the street and block pattern; b. Any change in a land use policy area, unless an alternative policy area is specified in Section 3.0; or c. Other changes deemed to be major changes by the Director of Planning and Infrastructure Approvals. 6. Staff-initiated changes to the Secondary Plan will follow the process identified in Section 7.7(4).
7.8 Monitoring Given the longer timeframe for the full development of the Town Centre, it is crucial for the Town Centre Secondary Plan to be monitored to ensure that its vision, objectives and policies are being met. The purpose of monitoring will be to ensure that the assumptions underpinning the Secondary Plan continue to be valid, that the policies and guidelines contained in the Secondary Plan are being carried out, and that the policies and guidelines being carried out are having the desired outcomes. Policies 1. The total number and form of dwellings will be tracked by the City on a neighbourhood and community-wide basis at the time of development approval to ensure density targets are being met or can be met with future phases. 2. City staff will monitor the performance of this Secondary Plan from time to time to assess whether the goals, objectives, policies and guidelines are being achieved. City staff may need to bring forward amendments to the Secondary Plan and the Secondary Plan to City Council for approval that would better implement the Secondary Plan or should any fundamental assumptions of this Secondary Plan change.
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V o l u m e 2A – Secondary Plans South Nepean- (Area 8)
1.0 – Introduction – South Nepean Secondary Plan for Area 8 This Secondary Plan for Area 8 in South Nepean provides detailed policies and an approach to guide the future development of the subject lands. The Secondary Plan provides a strategy for housing, employment, recreation, environmental conservation and the provision of infrastructure in this part of South Nepean. The policies arising from this Secondary Plan form part of the Ottawa Official Plan and should be read in conjunction with the policies of the Official Plan.
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V o l u m e 2A – Secondary Plans South Nepean- (Area 8)
2.0 Location The area affected by this Secondary Plan is defined by the realigned Strandherd Drive on the north, the Jock River on the south, Cedarview Road on the west and the existing Kennedy-Burnett Stormwater facility to the east and are generally described as: •
Those Parts of Lots 13, 14 and 15, Concession 3, Rideau Front as identified on Schedules A5 and B5 attached hereto.
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V o l u m e 2A – Secondary Plans South Nepean- (Area 8)
3.0 Goals and Objectives Development of Area 8 shall be based on the following general goals and objectives and development proposals shall be consistent with them: 1. To provide a land use pattern which complements land uses proposed for Planning Areas 9 & 10 and the Activity Centre. 2. To provide a mix of primarily residential uses as well as employment uses to build on and complement the locational opportunities of the Strandherd Drive corridor which links Highway #416 to the Activity Centre. 3. To conserve the Jock River floodplain and utilize the recreation potential that may be available from it. 4. To present a positive image along Strand herd Drive and thereby reinforce its function as a gateway to South Nepean. 5. To present a positive image along the Main Street Arterial, to reinforce its function as the principle entry to the Activity Centre. 6. To provide a transportation network of roads which blends into and integrates with the existing and planned network. 7. To provide for a convenient and safe pedestrian and bicycle network. 8. To enable the provision of an efficient local transit service and to recognize and protect for the long term provision of a rapid transit corridor. 9. To provide a cost effective and flexible strategy for the provision of infrastructure.
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V o l u m e 2A – Secondary Plans South Nepean- (Area 8)
4.0 Development Policies The following policies have been established to guide the future development of Area 8:
4.1 Population and Employment It is intended that the time of buildout of the subject lands, the residential areas identified on Schedule A5 shall consist of 700 residential units accommodating approximately 1700 residents. The overall employment in Area 8 shall achieve a minimum of 350 jobs, the majority of which will be located within the industrial and commercial areas shown on C Schedule A5.
4.2 Structure - Organizing Principles The geographic area of Area 8, as shown on Schedule A5, is defined by Strandherd Drive to the north and the Jock River to the south. The eastern boundary is generally defined by an existing Storm Water facility and the western boundary by Cedarview Road. Within these boundaries the structure of Area 8 shall, where possible, be based on a modified ; urban grid road pattern, and on the following organizing principles: 1. Main Street: as shown on Schedule A5, the Main Street axis will serve to integrate ;1 and connect abutting planning areas from Strandherd Drive to the Activity Centre. Main Street shall also be the focus for transit within Area 8. 2. Jock River: the Jock River floodplain generally divides the building intensive and land intensive categories of land use.
4.3 Land Use and Densities In accordance with Schedule A5 land in Area 8 shall be divided into the following broad land use designations: • Residential • Prestige Business Park • Local Commercial • Commercial Recreational Area • Conservation Area • Storm Water Management These designations are intended to show general areas of land use in accordance with the provisions of the text. The boundaries are not to be scaled or strictly interpreted and may vary without amendment to this plan, provided the general intent and policies of the plan are upheld. The provisions governing the use of land within these designations are described as follows:
4.3.1 Residential 4.3.1.1 Location 1. Development permitted in this designation shall be located as shown on Schedule A5. 4.3.1.2 Function 1. To accommodate a mixture and diversity of housing types. Official Plan Consolidation for the City of Ottawa
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V o l u m e 2A – Secondary Plans South Nepean- (Area 8) 2. To accommodate land uses which directly support and service the immediate residential area. 4.3.1.3 Uses and Densities 1. Areas designated residential shall permit a variety of housing types including single detached, semidetached, row house, stacked townhouses and low rise apartment units. 2. The two residential areas shown on Schedule A5 shall be developed with the following targets for units and population estimates: 1
340 units
625 pop.
2
360 units
1075 pop.
TOTAL
700 units
1700 pop.
3. The residential area closest to the Activity Centre (area 1 on A5) shall primarily consist of medium to high density residential uses. The western residential area (area 2 on A5) shall primarily consist of low to medium residential uses. 4. Accessory apartments, garden suites and home-based businesses shall be permitted in all Residential areas subject to the general policies of the Official Plan and the Zoning By-law. 5. Public parks and institutional uses such as schools, child care facilities, places or worship and funeral parlours are be permitted in all Residential areas provided that the scale and level of activity of these uses is compatible with and maintains the overall residential character. 4.3.1.4 Development Requirements 1. The maximum building height for ground oriented residential development shall not exceed 10.7 metres. 2. Direct access to Strandherd Drive for any residential development is not permitted. 3. The neighbourhood park identified on Schedule A5 shall be designed to be a focal point of the residential area and should be surrounded by public streets on all sides. 4. Set backs next to Main Street shall be minimized. 5. No rear lotting of development shall be permitted along the Main Street Arterial identified on Schedule A5. 6. Residential subdivisions next to the Jock River floodplain shall accommodate public and/or private linkages to the Jock River. 7. No single detached or semi-detached uses shall front on to Stranherd Drive or Main Street. Uses fronting on these streets shall be limited to medium or high density uses or non-residential uses in accordance with the provisions of Subsection 4.3.1.3.
4.3.2 Prestige Business Park Area 4.3.2.1 Location 1. Development permitted in this designation shall be concentrated along Strandherd Drive, to the west of Cedarview Road as shown on Schedule A5. 4.3.2.2 Function 1. To provide for employment opportunities typically characterized by low to mid level industrial buildings, typical of business park developments.
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V o l u m e 2A – Secondary Plans South Nepean- (Area 8) 4.3.2.3 Uses and Densities 1. Development shall primarily consist of traditional business park uses. 2. Permitted uses shall include research and development facilities, advanced technology industries and services, light manufacturing and production facilities, offices, banks, and a limited amount of small scale support services (e.g. restaurants) that are intended to serve the Prestige Business Park. 3. Employment at buildout shall achieve a minimum of 350 jobs. 4.3.2.4 Development Requirements 1. Building height next to Strand herd Drive is limited to 18.0 metres maximum. 2. Designated areas located within the existing Jock River floodplain shall only be permitted subject ot the approval of the Rideau Valley Conservation Authority 3. Front yard setbacks for development next to Strandherd Drive shall be minimized. 4. The minimum lot area should be generally 1.0 ha and the maximum lot coverage should be 50% of the lot area. Substantial landscaped areas next to public streets will be conditions of site plan approval for all development within this designation. 5. Support services noted in 4.3.2.3(2) shall not be located next to Strandherd Road.
4.3.3 Local Commercial 4.3.3.1 Location 1. Development permitted in this designation is identified at the south west corner of Strandherd Drive and Main Street as shown on Schedule A5. 2. Alternatively, the local commercial site may be more centrally situated along the Main Street arterial, between Strandherd Drive and the Storm Water facility, without amendment required to this Secondary Plan. 4.3.3.2 Function 1. To accommodate a local neighbourhood level of retail and shopping uses primarily intended to service area residents. 4.3.3.3 Uses and Densities 1. Local Commercial is intended to service the immediate residential area and permits uses such as retail, personal service, restaurant and office type uses Local commercial shall not permit fast food or drive-thru type uses, or any automotive uses such as a gas station or gas bar. 4.3.3.4 Development Requirements 1. Retail uses shall be restricted in implementing by-laws to permit a maximum of 550 square metres of space 2. The visibility of parking areas next to the Main Street Arterial shall be minimized
4.3.4 Commercial Recreational Area 4.3.4.1 Location 1. Areas to be used for Commercial Recreation are shown symbolically within the Jock River floodplain on Schedule A5. The actual size, shape, boundaries shall be subject to further studies and approvals from the Rideau Valley Conservation Authority.
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V o l u m e 2A – Secondary Plans South Nepean- (Area 8) 4.3.4.2 Function 1. To provide for land intensive recreational opportunities to service the greater South Nepean area. 4.3.4.3 Uses and Densities 1. Uses contemplated include golf courses, public or private sports fields, equestrian uses, outdoor skating rinks and similar type uses. 2. Recreational uses with motorized vehicles such as go-kart tracks or uses which are building intensive are specifically not permitted. 3. Buildings and structures required for any permitted uses shall be small in scale, limited in function, and compatible with the rural landscape. 4.3.4.4 Development Requirements 1. No development of Commercial Recreation uses shall be permitted until the required studies noted in Subsection 4.3.4.1 have been completed to the satisfaction of the City of Ottawa and the Rideau Valley Conservation Authority. Such studies will include the mapping of a Two Zone floodplain system for the Jock River, with Commercial Recreational uses permitted, if any, only on appropriate portions of the flood fringe. 2. floodplain management regime (wherein the floodway is defined as the entire floodplain) shall apply. 3. Buildings and structures within the Jock River floodplain require the approval of the Rideau Valley Conservation Authority.
4.3.5 Conservation Area 4.3.5.1 Location 1. Conservation lands are shown symbolically on Schedule A5. The detailed location of the Conservation lands would consist of the areas of land remaining following any utilization of the Jock River floodplain for purposes such as contemplated in Subsections 4.3.4. 2. It is intended that in the event of future floodplain mapping to define the Two Zone System to the Jock River floodplain, that the area designated Conservation lands shall include the entire floodway (inner zone) which is subject to the greatest level of restrictions. 4.3.5.2 Function 1. To serve as a naturalized area which is prohibited from urban development and to help protect the Jock River and its floodplain. 4.3.5.3 Uses and Densities 1. Uses permitted shall include agriculture, nature conservancy uses, passive open space and recreation uses. 4.3.5.4 Development Requirements 1. No buildings and structures shall be permitted and the policies of Ottawa Official Plan Section 4.8 uses shall apply.
4.3.6 Storm Water Management 4.3.6.1 Location 1. The Storm Water Management facility is shown on Schedule A5. Subject to detailed studies, this facility may have to be expanded, without amendment required to the Secondary Plan. Official Plan Consolidation for the City of Ottawa
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V o l u m e 2A – Secondary Plans South Nepean- (Area 8)
4.3.6.2 Function 1. To function as a storm water retention and settlement facility for urban portions of South Nepean. 4.3.6.3 Development Requirements 1. The specific size, design and location of the expanded facility is subject to the Environmental Assessment process.
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V o l u m e 2A – Secondary Plans South Nepean- (Area 8)
5.0 Transportation Policies The major components of the transportation system are illustrated on Schedule A5. The system is designed to complement planned service for all of South Nepean as well as Area 8. The system is also intended to serve all modes of movement in a safe, efficient, and convenient manner suitable to each travel mode.
5.1 Road Network 1. The network of existing and proposed Arterials is shown on Schedule A5 and the policies of Ottawa Official Plan, Sections 2.3 and 4.3 shall apply to all roads within the Secondary Plan. 2. As shown on Schedule A5, Area 8 is intended to be bound by either existing or proposed Arterial Roads on the north and west sides. A new Arterial road, referred to as Mainstreet, shall also be provided as shown on the Schedule. 3. Within the framework established in (2), a modified urban grid pattern of local roads will be encouraged. 4. As Mainstreet is intended to accommodate the future rapid transit corridor, special design characteristics will apply and are detailed in Subsection 5.2.
5.2 Transit 1. Local transit service will be provided in accordance with growth in the Secondary Planning area. Local service should be provided on the basis of a maximum walking distance of 400 metres, with the grid network of streets facilitating pedestrian accessibility. 2. The extension of the Rapid Transit System into Area 8 will result in high transit accessibility to all of the Urban Transit Area and will encourage high transit usage. 3. As shown on Schedule A5, the Mainstreet Arterial is intended to accommodate the long term desire for a rapid transit corridor to extend west into Area 8 and beyond. '(' Mainstreet shall be designed to accommodate two lanes of traffic in each direction with on-street parking. In the median of Mainstreet, future rapid c" transit facilities shall be provided, initially at grade with provision to grade separate in the future. Prior to the introduction of rapid transit facilities, Mainstreet will function as a two or four lane road with a landscaped median and on-street parking. Mainstreet shall meet the following requirements: o a right-of-way width maximum of 40 metres, and reduction in right-of-way width shall be approved by the City; o interim landscaping measures and uses in the Mainstreet median shall be compatible with the long term landscaping requirements and the introduction of the rapid transit facilities, subject to City approval; o only one Local Road 4 way intersection with Mainstreet shall permit full turning movements, other roads shall be limited to right turn movements only; o buildings fronting on Mainstreet shall be serviced by utility laterals that do not cross the transitway portion of the Mainstreet right-of-way;
5.3 Pedestrians and Bicycles 1. The road network shall be designed to encourage alternate modes of transportation including cycling and walking. 2. Pedestrian sidewalks shall be provided on at least one side of all Local Roads and both sides of the Main Street Arterial.
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V o l u m e 2A – Secondary Plans South Nepean- (Area 8)
6.0 Urban Design Urban design in Area 8 is important to the success of urban design of all of South Nepean due to its location adjacent to the future Activity Centre, the amount of frontage on Strandherd Drive, and its proximity to the Jock River and its floodplain. The following guidelines shall be considered during the development approval process:
6.1 Urban Design Guidelines 1. Developments adjacent to Strand herd Drive and Main Street shall contain architectural facades that present a positive image for South Nepean. Building heights adjacent to these streets shall be low profile and generally limited to three storeys, with the exception of the Prestige Business Park which may be higher as permitted by Subsection 4.3.2. 2. 2. Where possible. existing stands of trees and vegetated areas should be integrated within the landscaping of new developments. 3. The Main Street shown in Area 8 provides an opportunity for the creation of a streetscape theme and identity that contributes to a sense of place and linkage to the Activity Centre. Streetscaping lighting, signage as well as built form issues are to be treated consistently along this important street. 4. The future design of storm water management facilities shall provide for pedestrian and cycling paths that connect to the adjacent areas and to the Jock River. Whenever the storm water facilities are reconstructed or new facilities are built, their design should have a more natural shoreline and vegetation than existing facilities. 5. The rural landscape of the Jock River floodplain should be conserved. 6. The intersections of Strand herd Drive with Main Street and with Cedarview Road are to have special treatments through signage. lighting, street furniture and landscaping. 7. Large open parking areas next to Strand herd or to the Main Street shall be discouraged. 8. For additional direction on the streets cape design next to Strand herd Drive, reference should be made to the design guidelines for Areas 9 & 10.
6.2 Design Studies In circumstances where the urban design issues associated with a development proposal are particularly significant, or require detailed consideration of matters beyond the content of the design guidelines, Council may require the preparation of specific design studies in support of the proposal.
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V o l u m e 2A – Secondary Plans South Nepean- (Area 8)
7.0 Infrastructure Policies The provision of infrastructure to Area 8 is designed to be consistent with the following principles: • Conformity with the City of Ottawa Infrastructure Master Plan. • Conformity to the South Nepean Master Drainage Plan and Master Servicing Plans • Maximize utilisation of existing infrastructure. • Extensions of existing infrastructure should follow a logical and orderly pattern. • Additional interim infrastructure should not prejudice the long term planned system and be provided at no cost to any public authority. • Minimize costs of future infrastructure. • Apply a flexible approach 10 the development of infrastructure. The following policies shall apply:
7.1 Stormwater Management All development shall be undertaken in accordance with the City of Nepean Master Drainage Plan. Area 8 shall drain to ponds identified in the South Nepean Master Servicing Study. Stormwater will be collected by storm sewers with outfalls in these ponds. Treatment of stormwater within these ponds will be based on the best management practises prevailing at the time of construction. As a condition of development approval, the Regulatory Floodplain through which any water course flows including the establishment of a buffer strip adjacent to the top of bank (or stable top of bank) will be dedicated to the municipality. Dedication of these lands will not be considered park land dedication requirements of the Planning Act.
7.2 Sanitary Sewers Sanitary sewer service in the short term to mid-term, will be provided through extensions of existing systems provided that sufficient capacity is available and that the long term strategy is not prejudiced. Long term sanitary sewer service will be provided in accordance with the preferred concepts arising from the City of Ottawa Infrastructure Master Plan and the South Nepean Master Drainage Plan and Master Servicing Plan.
7.3 Water Supply Water supply shall be provided in accordance with the City of Ottawa Infrastructure Master Plan and the South Nepean Master Servicing Plan. Short term supply may be obtained from residual capacity available from existing areas and facilities.
7.4 Utilities Utilities will be expanded to keep pace with planned growth. in order to provide every possible advantage to both future residents and workers, future telecommunications facilities installed in the area should be based on the latest available technology and have the ability to be easily expanded and upgraded.
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V o l u m e 2A – Secondary Plans South Nepean- (Area 8)
8.0 Implementation This Secondary Plan shall be implemented by the powers conferred upon the municipality by the Planning Act, the Municipal Act and other applicable statues and in accordance with the applicable policies of the Ottawa Official Plan in addition to the following policies.
8.1 Monitoring The urban design principles within this Secondary Plan will require the provision of a different standard of urban infrastructure in order to achieve its objectives. In particular, a greater emphasis will be placed on the use of sidewalks, streetlights, landscape design in the road right-of-way and the development of smaller urban parks or parkettes. Achievement of the objective of a compact urban form with the related residential and employment targets is necessary to financially support this level of infrastructure ongoing monitoring of development activity in relation to achieving growth targets will be a key component in determining the success of this Plan and in ensuring the long term financial health of the community.
8.2 Phasing Development shall be phased to provide for the continuous, orderly extension of the Community and to ensure the most efficient and economical use of existing and proposed infrastructure. The following phasing criteria shall be considered in the review of all development applications: • •
The development contributes to, or can be appropriately integrated within the logical sequence of construction of all required sewer, water , stormwater and transportation facilities. The development satisfies all requirements regarding the provision of parkland and other facilities.
Notwithstanding any other provisions of the Official Plan, as a condition of the approval of development: • •
the requirement for a Development Agreement shall be satisfied; and, an agreement to implement any relevant findings of the studies required by this Plan.
Development shall be deemed to have occurred upon the registration of a plan of subdivision and/or the approval of a zoning by-law which permits development. Occupancy and use of lands shall be deemed to have occurred upon approval of an application for building permit.
8.3 Development Agreements Development Agreements based on the findings of this Secondary Plan and the findings of the Environmental Impact Statements, the Sub-Watershed Master Plan, the Master Servicing Strategy and any other studies deemed necessary by the City, shall be entered into by the benefiting parties and approved by the City as a condition of approval of development applications. Such agreements shall ensure that the necessary approvals and the required contributions of funds, lands and commitments for services will be in place and operative prior to, or coincident with occupancy and use of land. Items which may be addressed in the Development Agreements include: • open space and environmental features; • streetscape features; Official Plan Consolidation for the City of Ottawa
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V o l u m e 2A – Secondary Plans South Nepean- (Area 8) • • • • •
water; was'ewater collection; stormwater management; road infrastructure and widenings; other utilities
If difficulties or undue delays are encountered with respect to the preparation of the Development Agreements required above, the City may be requested to attempt to resolve such difficulties or delays. Where resolution of such problems is not deemed feasible by the City or is not possible even with the City's intervention, the city may approve alternative mechanisms to satisfy the intent of the applicable policy.
8.4 Requirements for Development Applications All development applications should be required to provide the information specified in the relevant provisions of Ottawa Official Plan, Section 5. In addition, the City may require further information prior to acceptance of a complete application. Such information may include: • servicing feasibility studies; • environmental impact studies; • sub-watershed studies; • transportation studies; • market feasibility and impact studies; • social impact studies; • soils and geotechnical studies; • preliminary noise impact vibration impact analysis report for any proposed development abutting an identified arterial road or where required by the City; • financial impact studies; • urban design and architectural studies; and • other studies as may be required by the City of Ottawa.
8.5 Zoning By-law This Plan shall be implemented through the enactment of implementing zoning by-laws in conformity with the provisions of this Plan. The City may designate a holding zone with the prefix "H" and specify the future uses of these lands, that, at the present time, are considered premature or inappropriate for development for any one of more of the following reasons: • community services and facilities such as sanitary sewers, stormwater management facilities, water supply, parks and schools are insufficient to serve the proposed development; • transportation facilities are inadequate or inappropriate based on anticipated traffic; • the number and location of access points to the site are inadequate and incapable of functioning safely and efficiently; • where development relies upon other matters occurring first, such as the consolidation of land ownership to ensure the orderly development of the project and/or the securing of funding for infrastructure, services or outstanding application processing fees; • the need for a site plan agreement; • supporting studies are required on matters related to traffic, soils, protection of any site features, environmental constraints, design feature, or market impact analysis prior to development approval; and,
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V o l u m e 2A – Secondary Plans South Nepean- (Area 8) •
removal of the "H" prefix will depend on meeting the specific City conditions identified by the holding zone by-law.
8.6 Plans of Subdivision/Condominium Plans of subdivision/condominium shall only be recommended for approval which: • conform with the policies and designations of this Secondary Plan; • can be provided with adequate services and facilities as required by the policies of this plan; • are not premature and are in the best interest of the municipality; and • comply with the Urban Design Policies of this Plan.
8.7 Consents Subdivision of land shall generally take place by plan of subdivision. Consents shall only be permitted: • for technical or legal purposes; or • where the municipality is satisfied that the consent will not prejudice the ultimate subdivision of land or the principles set out in this Plan.
8.8 Site Plan Control All development (excluding single and semi-detached dwelling units) located in Planning Area 8 shall be subject to site plan control in accordance with the provisions of the Planning Act.
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V o l u m e 2A – Secondary Plans South Nepean- (Area 8)
9.0 Interpretation This Secondary Plan is a statement of policy. It is intended as a guide to the development of the Amendment Area. Some flexibility in interpretation is permitted, provided the general intent of the policies and principles of this Plan are maintained. The designations identified on Schedule A5 are intended to show general areas and the boundaries are flexible and may vary without amendment to the Plan, except where designations are established by fixed boundaries such as river valleys and roads or where specifically stated to be fixed in the policies of this Plan. Where lists or examples of permitted uses are provided, they are intended to illustrate the possible range and type of uses that are to be considered. Specific uses not listed, but considered by the City to the similar to the listed uses and to conform to the general intent of the applicable land use designation may be recognized as a permitted use. Minor variations from numerical requirements in the Plan may be permitted without an amendment provided that the general intent of the Plan is maintained. Net density is the measure of the amount of building that can be developed on a given site (either in number of dwelling units or amount of floor space), divided by the net land area of the site. Net land area is calculated following all land takings for public purposes. Public land takings include road rights-of-way, schools, parks, hazard lands, etc. Development within Area 8 shall be subject to all policies of this Secondary Plan and any applicable policies of the parent Official Plan. However, where there is a conflict between this Secondary Plan and the parent Official Plan, the policies of this Secondary Plan shall apply.
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V o l u m e 2A – Secondary Plans South Nepean- (Areas 9 & 10)
1.0 – South Nepean – Secondary Plan for Areas 9 & 10 1.1 Introduction The Secondary Plan for Areas 9 and 10 in the South Nepean Urban Area will provide policies and an approach to guide future development in this area. The Secondary Plan provides a strategy for housing, employment, recreation, education, environmental conservation and the provision of infrastructure in this part of South Nepean. The Secondary Plan recognizes the significance of the strategic importance of this part of South Nepean for economic development and community linage. The policies arising from this Secondary Plan will form part of the Ottawa Official Plan and should be read in conjunction with the policies of the Official Plan.
1.2 Location The area affected by this Secondary Plan is located in the western part of South Nepean as shown on Schedule A3. The boundaries of the Secondary Plan are generally defined by Fallowfield Road and O'Keefe Court on the north, Cedarview Road on the east, the Jock River on the south and Highway #416 on the west.
1.3 Goals and Objectives 1.3.1 Goal of the Secondary Plan The primary goal of this Secondary Plan is to provide a land use, development and servicing strategy for Areas 9 and 10 in South Nepean.
1.3.2 Objectives The objectives of this Secondary Plan are: 1. To have regard for provincial and federal planning policies and initiatives. 2. To blend new residential areas with existing residential communities. 3. To provide recreation, open space and education facilities that are conveniently located and contribute to the quality of residential areas. 4. To provide for a range of housing types with a transition of density from the west to the east. 5. To provide sufficient area for employment and to build on the economic development opportunity available from the 416/Strandherd interchange. 6. To conserve the Jock River flood plain and utilize the recreation potential that may be available from it. 7. To conserve the forested areas through acquisition. dedication and site planning practices. 8. To present a positive image of South Nepean from Highway 416. 9. To enable Strandherd Drive to be a gateway into South Nepean. 10. To enhance views and vistas into and within South Nepean. 11. To provide a transportation network of roads that blends into the existing network. 12. To provide a convenient and safe pedestrian and bicycle network. 13. To enable the provision of local transit service and recognize the long term provision of Rapid Transit Corridor service. 14. To provide a cost effective and flexible strategy for the provision of infrastructure. 15. To enable phasing of development as a logical extension of the existing community. Official Plan Consolidation for the City of Ottawa
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V o l u m e 2A – Secondary Plans South Nepean- (Areas 9 & 10)
1.4 The Land Use Plan One of the influences on the design of the community relate to the principle land use components of the concept underlying the Secondary Plan as shown in Schedule A3. The two residential areas are bounded respectively by Strandherd Drive, Fallowfield Road and Cedarview Road. and by the existing and future alignments of Strandherd Drive east of Cedarview Road. The area north of the CNR railway line between Strandherd Drive and Highway 416 is the main employment area. with a small portion south of the railway. The remaining land mass is defined by the flood plain of the Jock River. The Land Use Plan, as presented in Schedule A3, is designed to achieve the objectives of this Secondary Plan, the results of the technical analysis, and the consultation process for the planning study. The features of the Land Use are: • Residential areas east of Strandherd Drive contain local and community parks, and existing and future school sites have been identified. A new community park is created by the proposed expansion of Strandherd Park. • Cedarview Road is to be studied for possible closure in sections south of Jockvale Road to become a linear park. This will help to bind the new residential areas to the existing communities. • Sections of existing Strandherd Drive (south of Fraservale) will be closed and used for new housing to bind a new residential area in the south to the existing community. • Prestige business park uses are to be located along the western ridge adjacent to Highway 416 and along Strandherd Drive, to present a corporate showcase and a high quality image of South Nepean. • Limited commercial development is permitted near the 416/Strandherd interchange. • Conventional business park uses are proposed for the interior lands west of Strandherd Drive. • A drainage corridor, which may have a linear park character, will provide a major storm drainage facility west of Strandherd Drive, This new corridor, together with part of the southerly reach of the Foster Municipal Drain, will outlet to a major storm water treatment facility to be located south of the CNR line. • The Jock River Flood Plain may be used in part for open space recreation uses, subject to further studies and approvals. The remaining area is devoted to conversation uses. • A new collector road will be provided south from the Strandherd Drive/Fallowfield Road intersection to connect to McKenna Casey Drive at the Highway 416 underpass, Jockvale Road, Maravista Drive and Kennevale Road will be extended west of Cedarview Road.
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V o l u m e 2A – Secondary Plans South Nepean- (Areas 9 & 10)
2.0 Development Policies The following policies have been established to guide the future development of Areas 9 and 10:
2.1 Population and Employment It is intended that at the time of buildout of the subject lands that the residential areas shown on Schedule A3 shall consist of 1750 residential units, accommodating approximately 5,000 residents, The overall employment in Areas 9 and 10 shall achieve 7,000 jobs at buildout, the majority of which will be located within the industrial and commercial areas shown on Schedule A3.
2.2 Land Use Designations The land use designations that are applicable within the area affected by the Secondary Plan are: • Residential Area • Park/Open Space Area • Institutional Area/Institutional Office Areas • Commercial Area • Commercial/Recreational Area • Prestige Business Park Area • Business Park Area • Snow Disposal Facility • Storm Water Management • Conservation Lands The land use designations are illustrated on Schedule A3, and are intended to show general areas of land use in accordance with the provisions of the text. The boundaries are not to be scaled or strictly interpreted and may vary without amendment to this plan, provided the general intent and policies of this plan are updated. The following sections set out the details of the policies for these land uses.
2.2.1 Residential Areas Areas that are designated as Residential Areas shall permit a variety of housing types including single detached dwellings, semi-detached dwellings, row dwellings and apartment dwellings. For the area east of Strandherd Drive and north of the CNR line, there shall be a mix of housing densities with the areas of highest density generally at the western and southern edges of the Residential Area, with areas of medium density and low density generally along the eastern edges. For the area south of existing Strandherd Drive, the same approach shall apply, with the highest densities generally along the southern edges and at major road intersections and the lowest densities generally on the northern edge abutting the existing residential areas. In cases where low density residential or medium density residential development abuts new Strandherd Drive increased building setbacks and buffering will be required. The ranges of typical net densities for development within the residential areas are: •
Low density: 22-25 units per net hectare
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V o l u m e 2A – Secondary Plans South Nepean- (Areas 9 & 10) • •
Medium density: 30-37.5 units per net hectare High density: 62- 75 units per net hectare
The five residential areas as shown on Schedule B3 should be developed with the following targets for residential units and population estimate:
Rl
490 units
1290 pop.
R2
390 units
1070 pop.
R3
390 units
1070 pop.
R4
200 units
640 pop.
R5
280 units
790 pop.
1750 units
4860 pop.
Total
Accessory apartments, garden suites and home-based businesses shall be permitted in all Residential Areas subject to the general policies of the Ottawa Official Plan and the zoning by-law. In addition, institutional uses such as schools, parks, child care facilities, places of worship and funeral parlours may be permitted in all Residential Areas provided that the scale and level of activity of the institutional use is compatible with and maintains the overall residential character. The maximum building height for all ground oriented residential development shall not exceed 10.7 metres. Direct access to Strandherd Drive for any residential development is not permitted.
2.2.2 Parks/Open Space Areas Parks/Open Space Areas can take the form of community parks, local parks and linear parks. Generally, most park areas are to be located within or adjacent to Residential Areas and Institutional Areas. Local parks if desired, may also be located in Prestige Business Park and Business Park Areas. Community parks (shown on Schedule A3) shall be at least 2 ha in area or larger and may contain active recreational facilities and passive open spaces and forested areas. Local parks (shown conceptually on Schedule A3) shall be at least 0.4 ha in area and located whenever possible in the centre of new residential areas, and "'here possible, adjacent to existing or future school sites. Local parks may contain recreation facilities such as play structures or decorative features, such as . sculptures and fountains or both. They are intended to provide focal points as well as recreation facilities within residential neighbourhoods. Linear Parks may be created through the partial closure of Cedarview Road south of Jockvale Road (shown on Schedule A3 as proposed road closure). It is intended that the function of this road is to be studied with a view to possible closure. Subject to this study, it may be closed to all vehicular traffic except for maintenance purposes. Its primary functions would be to serve as a main pedestrian and cycling route as well as a green area that ties the existing residential community to new residential areas. Park/Open Space Areas shall be acquired through the provisions of the Planning Act as amended, Ottawa Official Plan as amended, and the City of Ottawa Development Charges By-law as amended.
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V o l u m e 2A – Secondary Plans South Nepean- (Areas 9 & 10) 2.2.3 Institutional Areas/lnstitutional Office Area Institutional Areas are shown on the Secondary Plan and permitted uses include schools, places of worship, community and cultural centres, medical clinics, facilities for child care or elder care facilities for treatment and care of people with special needs as well as the offices or facilities of any government organization and other similar community service facilities. Residential uses as described in the Residential Areas provision of this Secondary Plan may also be permitted subject to an amendment to the zoning by-law. Residential uses may be permitted provided that the proposed residential development is compatible with the adjacent uses in scale and density, that any impacts on traffic infrastructure or terms have been addressed and provided that there are sufficient institutional facilities elsewhere in South Nepean. Institutional Areas shall include the existing Cedarview Middle School and the existing Cedarview Alliance Church. Institutional Areas shall also include proposed elementary school sites and the proposed Bible Baptist Church on existing Strandherd Drive. Elementary school sites with a minimum area of 2.4 ha should be considered when located adjacent to park land and larger sites may be acquired where park land is not adjacent to the school sites. Elementary school sites should not be located adjacent to any existing or proposed open storm water management or drainage facilities. An Office/lnstitutional Area is indicated at the comer of Fallowfield Road and Cedarview Road. This area is intended to provide offices and community services such as medical clinics, doctors and dentists offices, other professional treatment services as well as counselling, law offices and other similar services. A limited amount of retail uses that are related to and support the principle uses, such as a pharmacy or eyewear retailer will be permitted. Other examples of permitted services include bank, or other finance service, copy centres, dry cleaners, and personal service businesses. Retail stores such as comer stores or other similar retail facilities are not permitted Building heights are limited to 10.7 metres and the maximum permitted Floor Area Ratio is 0.5.
2.2.4 Commercial Area Two commercial areas are indicated on the Secondary Plan. In the case of the area located south of Strandherd Drive (near Fallowfield Road) the provisions of Ottawa Official Plan Section 3.6.8 shall apply. Commercial uses on most of the site are considered appropriate. Access would generally be gained via the extension of Fallowfield Road and Jockvale Road. The land area for this designation may be able to accommodate additional commercial development. Commercial office use and commercial uses that support the Business Park Uses are also permitted in conjunction with or in lieu of the retail uses. [Amendment #25, April 27, 2005] A second, smaller commercial area located on the northwest comer of Cedarview Road and Strandherd Drive, both roads as realigned, is illustrated on the Secondary Plan. A third commercial area located on the south and north sides of the intersection of Kennevale Drive as extended to Strandherd Drive shall be used for a variety of commercial retail uses and shopping facilities to a maximum of 100,00 square feet of commercial space. A gas bar and convenience store may also be permitted within this area. [Amendment 41, OMB decision April 21, 2006]
2.2.5 Extensive Employment Area The Extensive Employment Area is divided into two employment categories: Prestige Business Park and Business Park which are designated on Schedule A3.
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V o l u m e 2A – Secondary Plans South Nepean- (Areas 9 & 10) It is intended that the Extensive Employment Areas indicated on Schedule A3 shall have a specific locational identity, such as the "4 I 6/Strandherd Business Park". This identity will build on the strength of the Business Park's location and accessibility. Generally, most business park development facing Strandherd Drive and Highway 416 shall have large lots, a high proportion of landscaping. a high standard of architectural design and a low building profile. Developments in the immediate south-east comer of the interchange of Highway 4 I 6 and Fallowfield Road may have a medium building profile, provided such buildings are not significantly higher than new, low-profile buildings on the ridge to the south. A snow disposal facility shall be permitted on the west side of Strandherd Drive, provided that adequate visual screening, landscaping, berming and security fencing are provided. A corridor for storm drainage shall be provided west of Strandherd Drive. Lands used for this corridor will be recognized in the development potential of the abutting lands. Developments fronting on Strandherd Drive shall have a high standard of architectural and landscape design, and access will generally not be permitted from Strandherd Drive, except where desirable and for the snow disposal facility. It is intended that the policies of Ottawa Official Plan, Section 3.6.5, as amended, shall apply regarding Extensive Employment Areas. 2.2.5.1 Prestige Business Parks Areas designated as Prestige Business Parks in the Secondary Plan shall be developed in accordance with the policies of Ottawa Official Plan, Section 3.6.5. In addition to this, the following special policies shall apply 1. Building heights shall be limited to 10.7 metres except for the area immediately the south-east of the interchange of Highway 416 and Fallowfield Road where the maximum building heights shall be limited to 22 metres. 2. Permitted uses shall include research and development facilities advanced technology industries and services, light manufacturing and production facilities, office banks and financial services, private and commercial schools, and hotel and convention centre may contain accessory and co-located retail service and entertainment facilities. Automotive commercial uses on a smaller portion, specifically at the north-west corner of the intersection of Strandherd Drive and Fallowfield Road will be permitted. [Amendment 25, April 27, 2005] 3. Existing forested areas shall be conserved wherever possible on the top and tile slopes of the western ridge. 4. Lot areas shall typically be large with a minimum area of 1.0 ha and lot coverage maximum of 40%. 2.2.5.2 Business Parks Areas designated Business Parks shall be developed with a special policy that restricts maximum building heights to 10.7 metres. In addition, the areas designated Business Parks, located south of the CNR railway line may permit limited development on the Jock River Flood Plain. Such development shall be restricted to surface parking and landscaping and shall only be permitted subject to the approval of the Rideau Valley Conservation Authority.
2.2.6 The Jock River Flood Plain Areas designated within the Jock River Flood Plain (JRFP) are shown on the Secondary Plan. Within this general designation there are three principle functions permitted that are discussed in the following sections.
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V o l u m e 2A – Secondary Plans South Nepean- (Areas 9 & 10) 2.2.6.1 Conservation Lands The lands that are designated symbolically as Conservation Lands are the areas that remain following any utilization of the Jock River Flood Plain for other purposes such as Storm Water Management Facilities and Commercial Recreation. Conservation Area lands shall permit agriculture, forestry, passive open space and recreation uses and nature conservancy uses. No buildings or structures shall be permitted and the policies of Ottawa Official Plan Section 4.8 shall apply. It is intended that in the event of future flood plain mapping to define the Two Zone Approach to the JRFP, that the area designated as Conservation Lands on the Secondary Plan shall at minimum, be the inner zone subject to the greatest level of restrictions. The actual size, shape and boundaries of this shall be subject to further studies and approvals from the authorities including the Rideau Valley Conservation Authority, and the City of Ottawa. 2.2.6.2 Commercial Recreation Areas to be used for Commercial Recreation are shown symbolically within the Jock River Flood Plain on the Secondary Plan. The actual size, shape, boundaries and specific permitted uses shall be subject to further studies and approvals from the Rideau Valley Conservation Authority and the City of Ottawa. No development for Commercial Recreation uses shall be permitted until the required studies and approvals have been obtained, and the policies of the Conservation Lands designation shall otherwise apply. The permitted uses, subject to the above limitation shall include Commercial Recreation open space such as golf courses, golf driving ranges, private or public sports fields. equestrian uses. outdoor skating and facilities for other similar uses. Recreation uses with motorized vehicles such as go-kart tracks and the like are not permitted. Buildings and structures required for any permitted use shall be small in scale, limited in function and architecturally compatible with a rural landscape. 2.2.6.3 Storm Water Management Facility The area shown as Storm Water Management Facility on the Secondary Plan shall have an area of approximately 14 ha. The specific size, design and location is subject to the Environmental Assessment process. This facility will function as a stormwater management and water quality treatment facility for the western part of South Nepean and parts of the areas north of Fallowfield Road. It is intended that this facility will have a natural landscape character that is compatible with the rural landscape for the rest of the Jock River Flood Plain. In this regard, the facility should serve as both a landscape feature in the IRFP as well as a utility.
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V o l u m e 2A – Secondary Plans South Nepean- (Areas 9 & 10)
3.0 Urban Design Policies The Secondary Plan draws upon the physical, locational, visual and contextual factors in the area affected by the plan. This generated a set of principles of design and development and a number of guidelines for development in key aspects of the plan.
3.1 Principles of Design and Development The principles of design and development for the Secondary Plan are: 1. New residential areas are to be blended with the existing residential communities in this part of South Nepean. 2. All development shall be low profile, predominantly three storeys or Jess, with the exception of the area directly adjacent to the south side of the 416/Fallowfield interchange, which may be developed with six storey structures. 3. Forested areas should be conserved whenever possible and individual healthy trees. 4. The rural and natural landscape character of the Jock River Flood Plain should be conserved. 5. Developments that are visible from Highway 416 should present a positive image. 6. Strandherd Drive is the gateway into South Nepean and development along it should have a consistent level of design quality. 7. Developments on the western ridge should present an active skyline that is integrated with the existing forested areas. 8. New development areas should be compatible in their form and layout with existing residential areas. 9. Park, open space and institutional uses should be designed to facilitate convenient and safe pedestrian, cycling and other non-motorized recreational activities. 10. Pedestrians and cyclists should be given priority in consideration of land use and road pattern design. 11. Residential densities and housing forms should make a transition from the highest densities at the western edge, through medium density, to low density on the eastern edge. The same approach applies from the south to the north in the area south of existing Strandherd Drive. 12. Infrastructure works such as bridges over the railway, drainage corridors, and stormwater management facilities, should be architecturally designed and serve as visual and recreational amenities. 13. The views and vistas into and from the Secondary Plan area should be optimized and enhanced whenever possible. 14. New collector roads should connect with and extend the existing collector road system.
3.2 Urban Design Guidelines The urban design guidelines presented in this section are intended to assist in the evaluation of the future applications for development approvals; to achieve the goal and objectives of the Secondary Plan and to reflect the principles of design and development. Suggested approximate standards are provided as part of the guidelines and specific standards may be applied on a case by case basis while insuring compliance with the general spirit of the guidelines, and without the need to amend this plan.
3.2.1 Strandherd Drive Strandherd Drive is one of the most significant elements that defines the form of the Secondary Plan. As such, it plays the roles of land use separator between residential and employment areas, as the principle transportation route from Highway 416 to South Nepean and as the gateway into " South Nepean. These roles and special treatment for intersections are shown on the Secondary Plan.
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V o l u m e 2A – Secondary Plans South Nepean- (Areas 9 & 10) It is important that the design elements of Strandherd Drive and those of the adjacent developments reflect consistent standard of quality and image. The following guidelines are intended to achieve this: 1. Provide a well designed. and landscape entrance feature at the entry to Strandherd Drive from Highway 416. This should establish a design motif, character and level of quality that can be repeated at intersections along the length of Strandherd Drive. 2. Provide special intersection treatments through signage, lighting, furniture and landscaping at the intersections on Strandherd Drive. Existing mature trees should be utilized whenever possible. 3. Street tree spacing of approximately 7.5 metres in the boulevard with an additional row of trees flanking a sidewalk on the east and north sides of Strandherd Drive adjacent to new residential areas should be provided. 4. Tree planting on other streets within the Secondary Plan should have an approximate spacing "of 9.0 metres and additional planting will be provided at intersections. 5. Light standards, signage, transit shelters and materials shall be consistent in design and quality.
3.2.2 The Western Ridge The Western Ridge is another significant element in the design of the Secondary Plan. The ridge marks the western boundary of the planning area and its topography is elevated above both Highway 416 on the west and much of the planning area lying to the east. The remnants of the forest on the top and slopes of the ridge are important to the landscape of the community. The following are design guidelines for consideration during development approvals on lands that include the western ridge. 1. Subdivision and site plan designs should endeavour to conserve as much of the existing wooded area as possible, particularly on the slopes of the ridge. 2. Buildings, parking area and new landscaping should be designed to enable a blending of the existing wooded areas with new development. 3. Buildings on the ridge should present the best architecturally designed facades to be visible from the highway and to have careful design to the scale and form of the rooflines to create a skyline that blends buildings and trees on the western horizon. 4. Signage and other displays should be limited to corporate identification and no billboards or other signs should be permitted. 5. Development of the lands on the ridge should be low profile, generally in the form of two or three storeys and have a high proportion of landscaped open space. 6. Large parking areas should be screened from view by landscaping. Small visitor parking areas should be visible and accessible. 7. Loading areas and other similar structures and facilities should be concealed from view from the highway and the street.
3.2.3 Business Park Image The image and identity of the business park areas are important to the success of the development and consequently, their ability to generate economic activity and employment. It is important that the business park areas be designed as a showcase for new developments. The following guidelines apply: 1. Prestige Business Park areas as shown on the Secondary Plan shall have large lots, low profile buildings and a high proportion of lot area devoted to landscaped area. Large parking areas shall not be permitted adjacent to Strandherd Drive and small visitor parking areas should be visible and conveniently located. 2. Developments in the Prestige Business Park area directly adjacent to the 416/Fallowfield interchange may have medium profile buildings. 3. No direct access from Strandherd Drive shall be permitted except for the Snow Disposal Facility.
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V o l u m e 2A – Secondary Plans South Nepean- (Areas 9 & 10) 4. The Snow Disposal Facility shall have berms, landscaping, security fencing and . unobtrusive lighting to minimize its visibility from the outside. The level of design shall be equivalent to and compatible with the intended standard for Prestige Business Park development. 5. Developments in the Prestige Business Park areas within 300 metres of the east side of Highway 416 and below the western ridge shall have architecturally designed rooftops and HVAC and other similar equipment shall be screened and concealed. 6. Commercial areas located adjacent to Strandherd Drive that may be used for community commercial scale developments or larger, shall provide a master site development plan to the City of Ottawa together with any other information that may be required.
3.2.4 Residential Areas The residential areas in the Secondary Plan should be designed to blend in with the existing residential areas in Barrhaven. This is achieved through road closures, compatible housing forms and densities and an urban form that is a hybrid of the existing subdivision design and a new urbanism approach. The following are some suggested guidelines: 1. Residential areas are framed on their edges by the major road system that is created by extensions of the existing road pattern. 2. Each residential sub area, as created by the major road pattern should have at least one local park. These local parks should be easily visible and accessible by pedestrians and cyclists. At least two sides of such parks should abut a street or institutional use or both. 3. All development in residential areas shall be low profile. 4. Residential developments adjacent to the major roads, including Strandherd Drive. shall have facades that are designed to be compatible with the showcase envisioned for Strandherd Drive. Special attention is required for developments at the intersection with Strandherd Drive. Parking areas should be screened from view. 5. Garages in low density and medium density developments should not project beyond or dominate the facade of the main walls of the residential buildings. 6. Local streets that have cul-de-sacs should be built with landscaped islands that avoid large paved areas. Streets that have long straight patterns should be punctuated with landscaped traffic circle islands.
3.2.5 Drainage Corridors and other Facilities Drainage corridors and other infrastructure facilities are essential to the operation and functionality of the Secondary Plan. Through careful and sensitive design infrastructure facilities can contribute to the visual environment in the form of landscaped feature. The following are guidelines to the design of these facilities: 1. The width of the drainage corridor shall be determined as part of the final phase of the Master Servicing Study. Subject to engineering requirements the drainage corridor shall minimize straight line sections and have a natural landscaped appearance. A pathway system may be provided that connects to the community pedestrian network. 2. Storm drainage channels or other open facilities should not be located adjacent to schools or park areas intended for small children. If such facilities are necessary in these locations then adequate safety and security measures should be provided, such as fencing and signage. 3. Utility structures that are on the surface, such as hydro, telephone, gas and cable structures should be unobtrusive, screened with landscaping and compatible with the design of the principle abutting land uses. Radio, cellular telephone and other communication towers shall not be permitted within 300 metres of residential areas. Official Plan Consolidation for the City of Ottawa
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V o l u m e 2A – Secondary Plans South Nepean- (Areas 9 & 10)
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V o l u m e 2A – Secondary Plans South Nepean- (Areas 9 & 10)
4.0 Transportation Policies The transportation system is designed to serve all of South Nepean as well as the planning area. The system is intended to serve all modes of movement in a safe and convenient manner suitable to each travel mode.
4.1 Road Network The network of major roads is illustrated on the Schedule A3. The policies of Ottawa Official Plan Sections 2.3 and 4.3 as amended shall apply to all roads, within the area affected by the Secondary Plan. The physical design of Strandherd Drive and other roads discussed in this Secondary Plan shall be consistent with the Urban Design Guidelines. Highway 416 is under the jurisdiction of the Province of Ontario and is designated as a Freeway. Strandherd Drive (as realigned), Fallowfield Road and Cedarview Road, south of Strandherd Drive, are designated as Arterial Roads. The projections of Jockvale Road, Maravista Drive, Kennevale Road and a new road which extends south of the Fallowfield/Strandherd intersection to the 416 underpass, as shown on the Secondary Plan are designated as Collector Roads. The function of Cedarview Road between Jockvale and the CNR line is to be studied with a view to a possible closure. Subject to this study which will address design issues as well as impacts on existing communities, the road may be closed to all vehicular traffic except for maintenance purposes. The traffic component of the noted study shall not commence until Highway 416 has been opened to the Queensway and new cornmunity traffic patterns have had sufficient time to emerge.
4.2 Pedestrian and Bicycle System The pedestrian and bicycle system shall be designed to connect major existing and planned recreational areas and facilities including Fallowfield and Strandherd Parks. In addition to the above, the following policies shall apply: 1. The pedestrian and bicycle system shall be designed to utilize the linear park corridors that are contemplated by possible road closures in this plan. 2. The bicycle system shall also include a logical connection from the existing or planned system in Barrhaven to Strandherd Drive. 3. The City shall protect for a bicycle corridor next to the CNR line from Cedarview Road to the Highway #416 underpass.
4.3 Transit Local transit services will be provided in accordance with growth in the Secondary Planning area. Local transit services should be provided on the basis of a maximum walking distance of approximately 400 metres. Development of employment lands will be configured to support the provision of transit services. Pedestrian pathways through residential areas shall be provided to ensure accessibility.
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V o l u m e 2A – Secondary Plans South Nepean- (Areas 9 & 10) It is anticipated that local transit service will be modified to provide feeder service operations to the Rapid Transit Stations planned for the future South Nepean Activity Centre. It is also anticipated that the Rapid Transit Corridor may be extended in the long term to the Secondary Planning area. The actual location of the Rapid Transit Corridor when determined. will be subject to further detailed planning and would require an amendment to this plan.
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V o l u m e 2A – Secondary Plans South Nepean- (Areas 9 & 10)
5.0 Infrastructure Policies The provision of infrastructure to the Secondary Plan area is designed to be consistent with the following principles: • • • • • •
Conformity to the South Nepean Master Drainage Plan and Master Servicing Plans. Maximize utilization of existing infrastructure. Extensions of existing infrastructure should follow a logical and orderly pattern. Additional interim infrastructure should not prejudice the long term planned system and be provided at no cost to any public authority. Minimize costs of future infrastructure. Apply a flexible approach to the development of infrastructure.
The following policies shall apply:
5.1 Storm Water Management All development shall be undertaken in accordance with the City of Nepean Master Drainage Plan. Open landscaped drainage channels will generally be used for the trunk storm water drainage system in order to mitigate topographical and geotechnical site constraints. Such channels will preferably be located within employment areas for reasons of safety and land utilization. These: channels will be designed with and maintained in accordance with the other policies of this Secondary Plan. The primary drainage channel will be provided in the Business Park Areas west of Strandherd Drive. A shorter section located near Cedarview Road south of the CNR railway line is also provided. Both channels outlet to a major Storm Water Management Facility indicated south west of the existing and future intersections of Strandherd and Cedarview. The facility will be designed built and maintained in accordance with the policies of this plan. The remainder of the Secondary Planning Area to be developed for urban uses shall be serviced with storm sewers, and utilizing such best management practices (B.M.P.'s) and such controls as may be required by the City at the time of development.
5.2 Sanitary Sewers Sanitary sewer service in the short to mid-term will be provided through extensions of existing systems provided that sufficient capacity is available and that the long term strategy is not prejudiced. Long term sanitary sewer service will be provided in accordance with the preferred concepts arising from the City of Ottawa Infrastructure Master Plan and the South Nepean Master Drainage and Master Servicing Plan.
5.3 Water Supply Water supply shall be provided in accordance with the City of Ottawa Infrastructure Master Plan and the City of Nepean Master Servicing Plan. Short term supply may be obtained from residual capacity available from existing areas and facilities.
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V o l u m e 2A – Secondary Plans South Nepean- (Areas 9 & 10)
5.4 Utilities Utilities will be expanded in pace with planned growth. In order to provide every possible advantage to both future residents and workers, future telecommunications facilities installed in the area should be based on the latest available technology and have the ability to be easily expanded and upgraded.
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V o l u m e 2A – Secondary Plans South Nepean- (Areas 9 & 10)
6.0 Implementation This Secondary Plan shall be implemented by the actions described in this section pursuant to the provisions of the Planning Act, as amended, other applicable law, the Provincial Policy Statement and the policies of the Ottawa Official Plan.
6.1 Phasing The City of Ottawa will establish an overall phasing strategy for South Nepean that conforms to the City of Ottawa Infrastructure Master Plan and Transportation Master Plan. Development in the Secondary Planning area will be phased in accordance with this strategy and with regard to the principles set out in the infrastructure policies of this Secondary Planning area.
6.2 Zoning By-law Amendment The zoning by-law will be amended to implement the Secondary Plan. Council may predesignate lands with general holding by-laws that my be removed subject to one or more of the following: 1. the approval of a plan of subdivision, 2. the provision of a servicing strategy and an agreement for same, 3. the provision of adequate park and school facilities to serve the proposed area, 4. the provision of adequate transportation and transit service for the proposed area, 5. the approval of a site plan control application and the entering of a site plan agreement, and/or 6. such other matters as the City of Ottawa may require.
6.3 Requirements for Development Applications All development applications should be required to provide the information specified in the relevant provisions of Ottawa Official Plan, Section 5. In addition, the City may require further information prior to acceptance of a complete application. Such information may include: 1. Servicing feasibility studies 2. Environmental impact studies 3. Transportation studies 4. Market feasibility and impact studies 5. Social impact studies 6. Soils and geotechnical studies 7. Noise impact and attenuation studies 8. Financial impact studies 9. Urban design and architectural studies 10. Other studies as may be required by the City of Ottawa
6.4 Conditions of Development Approval The conditions of approval for development applications shall be those authorized and required under the Ottawa Official Plan as well as any other special conditions that are specific to the property as may be required.
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V o l u m e 2A – Secondary Plans South Nepean- (Areas 9 & 10) In addition, the following special conditions will be imposed on all development applications within the Secondary Plan: 1. The proponent and successor owners will enter into a cost sharing agreement with the City for the provision of infrastructure. transportation and community facilities. 2. The proponent and successor owners will incorporate, where possible, existing wooded areas into the planned landscaping for their developments. 3. The proponent and successor owners will notify (in writing) prospective purchasers of properties of: a) potential constraints related to radio emissions until the existing transmitter towers are removed; and b) of the proposed plans of adjacent lands.
6.5 Subdivision Approvals and Consents Developments in the area affected by the Secondary Plan shall proceed by way of plans of subdivision. Such plans shall generally be consistent with the land use and road pattern of this Secondary Plan. Consents will generally be discouraged except for one or all of the following: 1. The consent will help to consolidate land assembly, or regularize property ownership. 2. The consent will facilitate land exchanges or future plans of subdivision. 3. The consent will facilitate the implementation of this Secondary Plan.
6.6 Site Plan Control All development subject to the City of Ottawa Site Plan Control By-law shall have regard for the Urban Design policies of this Secondary Plan.
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V o l u m e 2A – Secondary Plans South Nepean- (Areas 9 & 10)
7.0 Interpretation This Secondary Plan is a statement of policy. It is intended as a guide to the development of the Amendment Area. Some flexibility in interpretation is permitted, provided the general intent of the policies and principles of this Plan are maintained. The designations identified on Schedule A3 are intended to show general areas and the boundaries are flexible and may vary without amendment to the Plan, except where designations are established by fixed boundaries such as river valleys and roads or where specifically stated to be fixed in the policies of this Plan. Where lists or examples of permitted uses are provided, they are intended to illustrate the possible range and type of uses that are to be considered. Specific uses not listed, but considered by the City to be similar to the listed uses and to conform to the general intent of the applicable land use designation may be recognized as a permitted use. Minor variations from numerical requirements in the Plan may be permitted without an amendment provided that the general intent of the Plan is maintained. Net density is the measure of the amount of building that can be developed on a given site (either in number of dwelling units or amount of floor space), divided by the net land area of the site. Net land area is calculated following all land takings for public purposes. Public land takings " include road rights-ofway, schools, parks, hazard lands etc. Development within the community shall be subject to all policies of this Secondary Plan and any applicable policies of the parent Official Plan. However, where there is a conflict between this Secondary Plan and the parent Official Plan, the policies of this Secondary Plan shall apply.
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V o l u m e 2A – Secondary Plans South Nepean - (Jockvale Golf Community)
South Nepean – Area 12 (Jockvale Golf Community) 1.0 Development Policies Jockvale Golf Community, located east of the Jockvale Road, contains the first 9 holes of an ultimate 18 hole golf course community to be constructed on a 700 acre land holding located in the South Nepean. The recreationally-based community takes advantage of the many natural environmental amenities of the site and preserves public waterfront open space. Initial planning considerations would suggest that the main school/major park complex, together with other complementary institutional facilities will be located in that part of the holding to be developed in conjunction with the second 9 holes of the golf course. Specifically, it is anticipated, subjected to more detailed planning which will take place at that time, that the complex will be located in the southeast quadrant of the Greenbank/Cambrian Road intersection and immediately south of the medium density residential portion of the Activity Centre south of the Jock River. Convenience commercial facilities to serve the whole community will be situated in the same central location.
1.1 Land Use Components Schedule A4 is the Land Use Plan for the Jockvale Golf Course Community (Jockvale Golf Community). Its components are: i) The Golf Course Will be nine holes initially and expanding to eighteen, threading through and around the residential fabric. The clubhouse is expected to serve as a social centre. ii) Residential Will include two categories: • Low Density (i.e. up to 16 uph net, including single detached dwellings. • Medium Density (i.e. up to 35 uph net, including ground oriented townhouses or 'golf villas' arranged in clusters to maximize exposure to the golf course and to the open space system. iii) Open Space Will include a continuous swath of public land along the south bank of the Jock River (incorporating a sizable tract of City-owned land) which is intended as a pedestrian and bicycle link between the South Nepean Activity Centre and the Rideau River open space system extending south to Manotick. Although not expected to be connected to the riverfront walkway, the Capital Memorial Gardens will add significantly to the sylvan backdrop for the recreational community. iv) Parks Parkland shall be provided on the basis of a minimum of .8 ha/1,000 persons for neighbourhood facilities, and a minimum of 0.4 ha/1,000 persons for community park space. The two will be integrated as part of the continuous open space system adjacent to the Jock River. If a school site is required, a second neighbourhood park of sufficient size to accommodate a selected program of active recreation facilities will be positioned adjacent to it. As well, a network of parkettes linked by a trail will connect all parts of the residential precinct to the major open space system along the river's edge. Official Plan Consolidation for the City of Ottawa
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V o l u m e 2A – Secondary Plans South Nepean - (Jockvale Golf Community)
v) Local Commercial Given the small size and relatively low gross density of the community, it is expected that only convenience commercial uses will be provided within the Secondary Plan Area. Higher order commercial facilities are expected to be readily available with the concurrent development of larger and more conventional communities currently being planned north of the Jock River. vi) Institutional Uses Experience in other golf course communities suggests that the households most likely to be attracted to the lifestyle will be maturing families with relatively few children in their school-attending years, particularly at the elementary level. The requirements for school site will be reviewed for this Official Plan Amendment and all further amendments for the balance of lands in Jockvale Golf Community. [Amendment 5, September 24, 2003] Religious institutions (including daycare facilities if needed), will be permitted at highly visible locations on the collector road system.
1.2 Population Jockvale Golf Community has been designed to accommodate 1700 dwelling units and 340 jobs at buildout. The Jockvale Golf Community part of Jockvale Golf Community will comprise approximately 1050 dwellings units, with the balance of Jockvale Golf Community accounting for another 650 dwelling units. Given the expected age profile of the residents in Jockvale Golf Community, a relatively low average household size of 2.5 to 2.7 ppu is anticipated which would result in a population of approximately 2620 to 2830 people for the Jockvale Golf Community. In total, at build-out Jockvale Golf Community is expected to be home to some 4,250 to 4,590 people. [Amendment 5, September 24, 2003]
1.3 Transportation Schedule A4 also shows the circulation system planned for the community. The locations shown for collector roads are approximate only and subject to adjustment as part of the detailed subdivision design. In the planning and development of the transportation system, emphasis will be placed on facilitating pedestrian, cyclist and transit movement through the golf course community. The transportation system will also provide for ease of pedestrian and cyclist access to complementary institutional and local commercial facilities. i) Roads The proposed collector and arterial road system providing access to the community is consistent with the recommendations of previous studies, including the South Nepean Urban Area Master Transportation Study (1997) and the Concept Design Report for the Nepean South Urban Activity Centre (1994). While sufficient capacity exists on Jockvale Road to accommodate the traffic demand projected to be generated by Jockvale Golf Community, provision for realignment and widening of Jockvale Road will be made within abutting plans of subdivision, severances and site plans. Local streets will be organized by direct access to the collectors. The road system will be designed so as to maximize vistas toward the golf course and open space components.
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V o l u m e 2A – Secondary Plans South Nepean - (Jockvale Golf Community) ii) Public Transit It is expected that the community will be served by bus transit, connecting to the extended rapid transit network serving South Nepean. The internal collector system has been arranged to permit the spacing of transit stops within 400 metres walking distance of all parts of the community. iii) Pedestrian Movement The on-street sidewalk system will be supplemented by an internal trail network that will divide the large blocks created by the golf course, and will connect the community to the riverside trail system. Walking distances to transit stops will thereby be shortened. Sidewalks will be provided on both sides of all roads designed to carry transit and considered on all other roads as warranted given the number of dwelling units accessed by local road and length of the particular road. The cart paths along the fairways will not be part of the public walkway system because of the potential hazards for casual strollers.
1.4 Services & Stormwater Management and Utilities Internal and external servicing constraints for Secondary Plan Jockvale Golf Community have been identified and consideration given to the phasing of external services. The following reports were used in the review: • RMOC Water Master Plan, 1997 • RMOC Wastewater Master Plan, 1997 • South Nepean Urban Area master Servicing Study (J.L. Richards) • South Barrhaven Serviceability Study, 1993 (Cumming Cockburn Ltd.) • South Nepean Phase III Lands, Master Drainage Plan, 1997 (CH2M Gore & Storrie) Water, stormwater, sanitary sewage facilities and utilities are either available or can be readily brought to Jockvale Golf Community, as described below. Proposed locations for servicing as shown on Figure 5 Servicing and Stormwater Management. i) Watermains Jockvale Golf Community is to be serviced with water by extensions from the existing 750 mm watermain located at the corner of Strandherd Drive and Greenbank Road, approximately parallelling the existing 400 mm Manotick service. The City has identified the future requirement for an elevated tank to service future communities within e South Nepean both north and south of the Jock River. The estimated size for this elevated tank would be in the order of 3.4 million litres. Based on the growth projections, expansion to the existing trunk water capacity is expected by 2006. ii) Sanitary Sewers The sanitary sewer options for South Nepean, which includes Jockvale Golf Community, are outlined in the South Nepean Urban Area Master Servicing Study prepared by J.L. Richards. The report reviewed alignments, sizing options, costs and environmental impact of development for all of South Nepean. Based on growth projections, expansion to the existing trunk sanitary sewer capacity is expected by 2006.
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V o l u m e 2A – Secondary Plans South Nepean - (Jockvale Golf Community)
The preferred route resulting from the study, (Option 3CP modified to eliminate the pumping station) has the ability to service the entire South Nepean urban area. Further work is required with respect to finalizing this option which includes the required investigations to assess the construction techniques for two river crossings, paying specific attention to the woodlot (under which the sewer will be tunnelled) on the north side of the Jock River adjacent to the Hearts Desire Community that has been identified as being significant. This investigation will have to identify the exact alignment required for the sewer, along with the appropriate construction techniques to ensure that any impacts are avoided or minimized. This investigation will also have to identify the concerns of the existing residents in Hearts Desire. iii) Stormwater Management The Master Drainage Plan for the Jockvale Golf Community was completed by CH2M Gore & Storrie in 1997. This document reviewed the stormwater management options for the portion of South Nepean south of the Jock River. It identified the need for source controls to be implemented within proposed developments. As these were found to be unable to satisfy the discharge criteria of the Jock River, end of pipe treatment was also deemed to be necessary. The two end of pipe treatment systems identified were wet ponds and wetland applications. The report identified that treatment subsequent to the wet ponds would probably be required. With respect to the wetland area, a monitoring program would have to be established to ensure that the wetland met the criteria. Both options have the recommendation of providing provisions for the incorporation of disinfection should it be required. The report also recognizes changes in technologies and recommends that any new technologies be reviewed before a final decision is made with respect to the stormwater management system. The study established three scenarios for a stormwater management system which influence the required stormwater management system on the proposed Secondary Plan Jockvale Golf Community. The scenarios include three various tributary drainage areas and the corresponding ponds to accommodate the different drainage areas The report also identified the need to complete environmental assessments with respect to fish habitat at the outlets of the stormwater management facility. The report recommended a 30 metre buffer strip along all rivers and that a slope stability analysis be completed In the area of the Hearts Desire weir. As well, the developer shall undertake a geotechnical study. prepared by a qualified geotechnical engineer, to determine appropriate development setbacks The geotechnical study shall be submitted in support of any applications for plans of subdivision adjacent to the neighbourhood park upstream of the Jock River weir. This shall be to the satisfaction of the Rideau Valley Conservation Authority. The final design of the stormwater management facility should maintain base flows to the river and the concept of the major/minor system should be maintained for the development with the minor system making up the sewer distribution system which should be designed for a 1:5 year storm occurrence with a development being capable of handling a 1:100 year storm event without creating any basement flooding, erosion, or any other public safety concerns. Figure 5 shows a stormwater management pond system incorporated into the design of the golf course. Concurrent with the approval of the Secondary Plan for Jockvale Golf Community an environmental assessment for the stormwater management solutions will be undertaken. This environmental assessment would have to address which of the three above-mentioned scenarios would be appropriate for the development. The proposed concept can incorporate any of the proposed stormwater Official Plan Consolidation for the City of Ottawa
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V o l u m e 2A – Secondary Plans South Nepean - (Jockvale Golf Community) management scenarios. It would also have to finalize the pond configurations and determine whether wetlands, wet ponds, or some alternate type of stormwater management would be required to service these lands. iv) Consumers Gas Currently, Consumers Gas have high pressure mains at the intersection of Jockvale Road and Strand herd Drive and at the intersection of Woodroffe Avenue and Strand herd Drive. These mains have the capability of servicing the 500-700 homes planned for the first phase of Jockvale Golf Community. It is also noted that there are proposals to extend the mains through Hearts Desire and the Carleton Lodge. v) Bell Canada Bell would extend their lines north from the Village of Manotick. Currently. with respect to the Bell distribution system, the Jock River represents the boundary between the Manotick/Jockvale exchange. vi) Rogers Cablevision Rogers currently have cablevision service to the homes on the east side of Ottawa Road 73 opposite Jack May. As with Bell they would extend their services north with a possible future connection to Nepean as the South Nepean urban area vii) Ottawa Hydro Ottawa Hydro currently has lines located at the intersection of Greenbank Road and Strandherd Drive and they also have another line located along Woodroffe Avenue in the vicinity of the existing Strandherd Drive. From these two locations, a looped system would be required extending down south from Strandherd Drive along Jockvale Road and back up along the Ottawa Road 73 corridor, north along Woodroffe tying into the other existing system. This proposed system would have the capability of servicing not only Jockvale Golf Community, but also, additional lands within South Nepean. Staging opportunities for this line are possible and would be established based on staging of the future development. Figure 5 shows the servicing system and stormwater management facilities planned.
1.5 Environmental Protection Measures Requirements of all levels of government for environmentally responsible construction will adequately protect and enhance the remnant natural features on site and the adjacent aquatic habitat. Areas of especial concern include: • •
•
all development of lands within Jockvale Golf Community shall be supported by appropriate studies indicating that no adverse impact on fish habitat will occur during all . phases of construction and post-construction. Such studies shall be required in support of subdivision/condominium applications. servicing options for the development must include controls to ensure that the high quality woodlot within the development planning area, and the important woodlot adjacent to Hearts Desire, are not adversely affected through temporary construction impacts or long term changes to site hydrogeology. Tree preservation, protection and enhancement plans shall be required prior to any site preparation and/or servicing and in support of applications for plans of subdivision. a golf course management and design plan shall be prepared which will assess the environmental impacts of golf course development, operation and maintenance on natural features/functions of the
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V o l u m e 2A – Secondary Plans South Nepean - (Jockvale Golf Community)
•
• • •
site and provide recommendations for appropriate mitigative measures, including proper turf management practices. prior to commencement of site-grading for Phase 1 of the proposed golf course, an erosion and sedimentation control plan shall be prepared which clearly identifies the measures which will be utilized during the construction period and until such time as all disturbed areas have been revegetated. future land use and development in the watershed should be consistent with the recommendations of the Jock River Watershed Plan. all development concepts should incorporate open space or parkland adjacent to the Jock River corridor. The vegetation in this area will be protected from incompatible uses and enhanced through plantings where possible. a geotechnical study shall be prepared by a qualified geotechnical engineer to determine appropriate development setbacks. The study, to the satisfaction of the Rideau Valley Conservation Authority, shall be submitted in support of any applications for plans of subdivision adjacent to the neighbourhood park upstream of the Jock River weir.
1.6 Urban Design Policies When considering zoning by-law amendments and site plans, Council shall consider the following guidelines: 1. different housing types are best integrated by being situated in layers or clusters, to provide a transition from one type to another; 2. similar types of units should face each other to give the streetscape character and continuity, however a long row of townhouses should be avoided in order to encourage diversity in the built-form; 3. a variety of streetscapes throughout the community should be created in order to foster a sense of identity, especially at the entrances to the community and at highly visible locations along collector roads; 4. the provision of adequate on-street parking by examining street layout and mix of unit types; 5. existing dwellings should be integrated into the overall community design and adjacent streetscape where possible; 6. housing designs should minimize the projection of garages beyond the main front wall of the dwelling, entry features should be afforded prominence, and double driveways across the curb should be discouraged in order to reduce the dominance of automobiles on the streetscape; 7. prominent buildings accommodating local commercial uses, churches, etc. should be positioned close to the street, with parking areas located to the side or rear; 8. collector roads shall be designed in such a way as to discourage through traffic from traversing the community but provide for some through movement, as well as direct access to adjacent lots. They shall be aligned to afford vistas of prominent buildings, the golf course, open spaces and parks, and environmental features that are to be preserved; 9. neighbourhood service streets shall be designed so that traffic on those streets is largely exclusive to those blocks. They should also be arranged to maximize vistas towards significant buildings, the golf Course and prominent natural features.
1.7 Phasing of Development Jockvale Golf Community represents the first phase of development. Jockvale Golf Community shall provide for: • •
the first nine holes of the golf course and clubhouse; the major open space system along the Jock River and related community/neighbourhood park;
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V o l u m e 2A – Secondary Plans South Nepean - (Jockvale Golf Community) • • •
230 dwelling units initially and 700 dwelling units when sufficient trunk servicing capacity has been identified by the City; a double-entry collector road system serving the residential precincts; and the parkettes and trail system included therein.
Development within Area 12 will be controlled through the draft plan of subdivision approval process. If deemed necessary by a board of education, a reserve for a school site will be identified through this process. Similarly, any realignment or widening requirements for the Cambrian and Jockvale Roads will be accommodated. [Amendment 5, September 24, 2003]
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V o l u m e 2A – Secondary Plans South Nepean - (Jockvale Golf Community)
2.0 Implementation Plans of subdivision and zoning by-law amendments shall reflect the contents of this Secondary Plan. The design of any proposed plan of subdivision for Jockvale Golf Community will be consistent with the optimum stormwater management strategy which has been identified in the Master Drainage Plan. An EA will be required in order to finalize the type and size and locations (including future relocations) of ponds necessary as part of the stormwater management system. Except for conventional individual lots for one and two-family dwellings. all residential, commercial and institutional lands shall be developed in accordance with site plan control pursuant to Section 40 of the Planning Act.
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V o l u m e 2A – Secondary Plans South Nepean - (Jockvale Golf Community)
3.0 Interpretation As far as location and boundaries of the land use designations are concerned, Schedule A4 is intended only to provide general guidelines. These designations should be interpreted in the light of related policies. If an additional park or school site is deemed to be necessary, no amendment to this Plan will be required.
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V o l u m e 2A – Secondary Plans South Nepean - (Area 13)
Jockvale Golf Community Secondary Plan – Area 13 [Amendment 23, April 13, 2005]
1.0 Development Policies Area 13 is located west of Jockvale Road, south of Cambrian Road and contains the westerly nine holes of the 18-hole golf course community to be constructed on a 700-acre land holding. In combination with part of Area 12, Area 13 is predominantly a planned residential community with a collector road system that is transit supportive. A large neighbourhood park and a planned school/park facility at the southeast corner of Cambrian and Greenbank Roads will provide active recreational amenities to the community.
1.1 Land Use Components Schedule A is the Land Use Plan for the Jockvale Golf Course Community (Area 13). Its components are: i. ii.
iii.
iv.
The Golf Course This subdivison will contain the remaining nine holes to complete the 18-hole golf course winding through the residential community. Residential Will consist of one category: Low/Medium Density (i.e. Low Density up to 16 uph net, comprising single detached • dwellings and Medium Density up to 35 uph net, comprising ground oriented townhouses or “golf villas”) arranged in clusters. Medium Density development will generally have direct access to collector roads. Parks Parkland will be provided on the basis of a minimum of 0.8 ha/1,000 persons for neighbourhood facilities and a minimum of 0.4/ha/1,000 persons for community park space. Parks will be strategically located with respect to access and land suitability. The sites will be of sufficient size to accommodate active recreational playing fields. Institutional Provision has been made for a school/park facility at the southeast corner of Cambrian and Greenbank Roads. Should the identified school site not be required for the development of a school, the Low/Medium Density residential designation shall apply without the need for an amendment to this plan.
1.2 Population Area 13 has been designed to accommodate approximately 1200 dwelling units at build-out. Based on the expected age profile of the residents in Area 13, a relatively low average household size of 2.5 – 2.7 ppu is anticipated. At build-out, Area 13 is expected to provide living accommodation to some 3,000 to 3,240 people.
1.3 Transportation Schedule A shows the major circulation system planned for the community. The locations shown for collector roads are approximate only and subject to adjustment as part of the detailed subdivision design. Emphasis will be placed on facilitating pedestrian, cyclist and transit movement through the golf course community. The transportation system will also provide for ease of pedestrian and cyclist access to complementary institutional facilities.
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V o l u m e 2A – Secondary Plans South Nepean - (Area 13) i.
Roads The proposed collector and arterial road system providing access to the community is consistent with the recommendations of previous studies, including the South Nepean Urban Area Master Transportation Study (1977). Provision for realignment and widening of Jockvale Road and widening of Greenbank and Cambrian Roads will be made within abutting plans of subdivision, severances and site plans. Local streets will be organized to provide direct access to the collectors. The road system will be designed so as to maximize vistas toward the golf course. ii. Public Transit The community will be served by bus transit, connecting to the extended transitway servicing South Nepean. The internal collector system has been arranged to permit the spacing of transit stops within 400 metres walking distance of all parts of the community. iii. Pedestrian Movement An on-street sidewalk system will be provided that consists of sidewalks on both sides of collector streets and on one side of most local roads as warranted, given the number of dwelling units accessed by the local road and the length of the particular road. The sidewalk system will be transit and pedestrian supportive. Cart paths along the golf course fairways will not be part of the public walkway system.
1.4 Services and Stormwater Management and Utilities Internal and external servicing constraints for Secondary Plan Area 13 have been identified. The following reports were used in the review: • RMOC Water Master Plan 1977 • RMOC Wastewater Master Plan 1997 • South Nepean Urban Area Master Servicing Study (J.L. Richards) • South Barrhaven Serviceability Study, 1993 (Cumming Cockburn Ltd.) • South Nepean Phase III Lands, Master Drainage Plan, 1997 (CH2M Hill Gore & Storrie) • Jockvale Servicing Study, 1999 (Cumming Cockburn Ltd. and CH2M Hill Gore & Storrie) The 1999 Jockvale Servicing Study, referred to above, illustrates the proposed system of trunk storm and sanitary sewers to serve the area, as well as the proposed water distribution plan for the area.With the exception of the most westerly part of Area 13 paralleling the Greenbank Road, (the storm drainage from which will outlet into a new stormwater facility to be constructed in the vicinity of the intersection of Greenbank with the Jock River), the storm and sanitary sewer trunks and the feeder watermain providing service to Area 13 are located on the Jockvale Road. Similarly, hydro, gas, telephone and cablevision services to extended into Area 13 are located on the Jockvale Road.
1.5 Environmental Protection Measures Requirements of all levels of government for environmentally responsible construction as manifested in the subdivision and site plan control approval processes will be followed to adequately protect and enhance the features on-site.
1.6 Urban Design Policies When considering Zoning By-law amendments and site plans, Council shall consider the following guidelines: 1. Integration of different housing types will be encouraged to foster community development. Long rows of townhouses should be avoided in order to encourage diversity in the built-form;
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V o l u m e 2A – Secondary Plans South Nepean - (Area 13) 2. A variety of streetscapes throughout the community should be created in order to foster a sense of identity, especially at the entrances to the community and at highly visible locations along collector roads; 3. The provision of adequate on-street parking by examining street layout and mix of unit types; 4. Housing designs should minimize the projection of garages beyond the main front wall of the dwelling entry features should be afforded prominence and double driveways across the curb should be discouraged in order to reduce the dominance of automobiles on the streetscape; 5. Collector roads shall be designed to discourage cut-through traffic but at the same time provide for efficient movement through the entire community and various phases of development. They shall be aligned to afford vistas of the golf course, open spaces and parks, and environmental features that are to be preserved; 6. Neighbourhood service streets, which shall be designed to function as local streets, should be arranged to maximize vistas towards the golf course and prominent natural features, while providing pedestrian connectivity to the community facilities.
1.7 Phasing of Development Development within Area 13 will be initiated at a collector road entrance off Jockvale, south of Cambrian at the site of both the trunk sanitary and trunk storm outlets for the area. Construction will proceed from north to south, first in the eastern portion of the site and secondly, when the Greenbank Road stormwater facility is completed from north to south in the westerly portion of the site.
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V o l u m e 2A – Secondary Plans South Nepean - (Area 13)
2.0 Implementation The implementation of this Amendment to the Official Plan documents shall be in accordance with the respective policies of the Official Plan of the former City of Nepean and Council Adopted Ottawa Official Plan.
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V o l u m e 2A – Secondary Plans
Table of Contents
Volume 2A – Secondary Plans Former City of Ottawa Official Plan ........................................................ 1 Central Area................................................................................................................................................1 1.0 - Central Area ..................................................................................................................................1 1.1 Introduction ...............................................................................................................................2 1.2 Interpretation .............................................................................................................................3 1.3 The Core ...................................................................................................................................4 1.4 Parliamentary Precinct............................................................................................................11 1.5 ByWard Market .......................................................................................................................15 1.6 Rideau/Congress Centre ........................................................................................................22 1.7 The Canal................................................................................................................................28 1.8 Lowertown...............................................................................................................................34 1.9 Sandy Hill West.......................................................................................................................41 1.10 Upper Town...........................................................................................................................46 1.11 LeBreton Flats.......................................................................................................................52 1.12 Rideau Street ........................................................................................................................63 1.13 Sparks Street ........................................................................................................................68 1.14 Bank Street ...........................................................................................................................73 Schedules – Central Area Carleton Heights ........................................................................................................................................1 2.0 Carleton Heights..............................................................................................................................1 2.1 Land Use...................................................................................................................................2 2.2 Characteristics of Land Use Categories ...................................................................................3 2.3 – Categories, Characteristics and Functions of Rights-of-Way ................................................4 2.4 – Development Standards and Policies ....................................................................................5 2.5 Implementation..........................................................................................................................7 2.6 Development Plans ...................................................................................................................8 2.7 Zoning .......................................................................................................................................9 2.8 Land Subdivision.....................................................................................................................10 2.9 Site Plans ................................................................................................................................11 2.10 Public Acquisition of Lands ...................................................................................................12 2.11 Remnant Lands.....................................................................................................................13 2.12 – Interpretation ......................................................................................................................14 Schedules – Carleton Heights Centretown .................................................................................................................................................1 3.0 Centretown ......................................................................................................................................1 3.1 Location.....................................................................................................................................2 3.2 Purpose.....................................................................................................................................3 3.3 Goals and Objectives ................................................................................................................4 3.4 Policies......................................................................................................................................5 3.5 Implementation........................................................................................................................17 3.6 By-laws....................................................................................................................................18 3.7 Subdivision and Severances...................................................................................................19 3.8 Public Acquisition of Land.......................................................................................................20 3.9 Committee of Adjustment........................................................................................................21 3.10 Public Works Program ..........................................................................................................22 3.11 Special Public Works Projects ..............................................................................................23 3.12 Municipal Incentives..............................................................................................................24 Official Plan Consolidation for the City of Ottawa
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Table of Contents 3.13 Design Control ......................................................................................................................25 3.14 Municipal Studies ..................................................................................................................26 3.15 Intergovernmental Relations .................................................................................................27 3.16 Special Assistance Programmes ..........................................................................................28 3.17 Citizen Involvement...............................................................................................................29 3.18 Ontario Heritage Act .............................................................................................................30 3.19 Other Legislation ...................................................................................................................31 3.20 Interpretation .........................................................................................................................32 Schedules – Centretown Hunt Club ..................................................................................................................................................1 4.0 Hunt Club.........................................................................................................................................1 4.1 Structure....................................................................................................................................2 4.2 Land Use...................................................................................................................................3 4.3 Characteristics of Land Use Categories ...................................................................................4 4.6 Implementation..........................................................................................................................5 4.7 Interpretation .............................................................................................................................6 Schedules – Hunt Club Sandy Hill ..................................................................................................................................................1 5.0 Sandy Hill.........................................................................................................................................1 5.1 Location.....................................................................................................................................2 5.2 Purpose.....................................................................................................................................3 5.3 Policies......................................................................................................................................4 5.4 Implementation..........................................................................................................................7 5.5 Interpretation .............................................................................................................................8 Schedules – Sandy Hill Preston-Champagne ..................................................................................................................................1 6.0 Preston-Champagne .......................................................................................................................1 6.1 Introduction ...............................................................................................................................2 6.2 Vision …………………………………………………………………………………………………..3 6.3 Objectives .................................................................................................................................5 6.4 Policies……………....................................................................................................................6 Schedules – Preston-Champagne Confederation Heights...............................................................................................................................1 7.0 Confederation Heights.....................................................................................................................1 7.1 Location.....................................................................................................................................2 7.2 Purpose.....................................................................................................................................3 7.3 Vision ........................................................................................................................................4 7.4 Objectives .................................................................................................................................5 7.5 Policies......................................................................................................................................6 Schedules – Confederation Heights Area Riverside Park ............................................................................................................................................1 8.0 Riverside Park .................................................................................................................................1 8.1 Introduction ...............................................................................................................................2 8.2 Location.....................................................................................................................................3 8.3 Vision ........................................................................................................................................4 8.4 Key Principles ...........................................................................................................................5 8.5 Policies......................................................................................................................................7 8.6 Implementation and Interpretation ..........................................................................................10 Official Plan Consolidation for the City of Ottawa
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Table of Contents Schedules – Riverside Park Alta Vista, Faircrest, Riverview Park........................................................................................................1 9.0 Alta Vista/Faircrest Heights/Riverview Park (Key Principles).........................................................1 9.1 Location.....................................................................................................................................2 9.2 Existing Area Development and Essential Character ...............................................................3 9.3 Purpose.....................................................................................................................................4 9.4 Objectives .................................................................................................................................5 9.5 Policies......................................................................................................................................6 9.6 Site Development......................................................................................................................7 9.7 Public Participation....................................................................................................................8 Schedules – Alta Vista
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1.0 - Central Area Former City of Ottawa Official Plan
1.1 Introduction 1.1.1 Central Area Secondary Policy Plan This chapter contains a Secondary Policy Plan for the Central Area which provides more detailed areabased policy direction for a number of geographical areas within the Central Area, referred to as Character Areas and Theme Streets. These areas are designated on Schedule B - Central Area Character Areas and Theme Streets. The Central Area Secondary Policy Plan is contained in this volume. Reference must be made to both the Ottawa Official Plan and the Secondary Policy Plan in Volume 2 for complete guidance on specific sites in the Central Area.
1.2 Interpretation 1.2.1 Vision / Conceptual Image The Secondary Policy Plan contains, in addition to objectives and policies, a vision and a conceptual image for each Character Area or Theme Street. The vision describes the desired future of the area and reflects the general intent of the objectives and policies. Each conceptual image serves as a "mental map" which is provided solely to assist in the understanding of the respective vision. Neither the visions nor the conceptual images should be interpreted as policy statements or land use schedules.
1.2.2 Boundaries The boundaries between Character Areas and/or Theme Streets as shown on Schedule B - Central Area Character Areas and Theme Streets shall generally be considered to be guidelines, except where they may coincide with roads, waterways, or other defined features. Where Character Area and/or Theme Street boundaries come together, an interface will be recognized, and reference to policies of the adjacent areas may be necessary.
1.2.3 Major Policy Elements in Primary Plan The Major Policy Elements contained in the Primary Plan are issue based and apply universally across the entire Central Area. They represent planning policies which transcend all internal Central Area boundaries, and address important land use related functional issues, including the Central Area Vision and the Strategic Approach, growth management, general land use, urban design, pedestrian circulation, open space, leisure resource, transportation and infrastructure. Reference must be made to both the Ottawa Official Plan and the Secondary Policy Plan in Volume 2 for complete guidance on specific sites in the Central Area.
1.3 The Core
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V o l u m e 2A – Secondary Plans Central Area 1.3.1 Vision Focus of Employment The Core's role as the major focus of employment and economic activity within the Region will be strong and secure in the future, partly through the infill of surface parking sites, and the refurbishing and/or redevelopment of older buildings. Head offices of major corporations, financial organizations and diplomatic missions will continue to establish in the Core while some federal government administrative uses gradually relocate to Mixed Use Centres in the City of Ottawa outside the Central Area. Mixed Uses The addition of a greater diversity of uses will create a lively, vibrant environment, while the enhancement of the Core's architecture will contribute significantly to its economic vitality and its continued attraction of new businesses and people. The addition of housing in mixed use projects will particularly help to support a growing variety of pedestrian-oriented uses at grade, including entertainment and cultural uses. This diversification will attract residents and visitors outside normal business hours, while ensuring safe streets, as more and more people are drawn to this important destination. Urban Design Renaissance The image and identity of the Core will be significantly enhanced through an urban design renaissance. The height of new buildings will ensure the visual integrity and symbolic primacy of the Parliament Buildings and other national symbols as seen from Confederation Boulevard, reflect an increased sensitivity in design, provide a sense of human scale, and create pedestrian interest. Heritage buildings will be protected and enhanced, and nearby new development will respect their heritage features. Significant views from public rights-of-way within the Core will be protected, especially those of Parliament Hill and the Canal. Selected views of the Core skyline will also be visible from important gateways outside the Central Area. Enhanced Pedestrian Environment Pedestrians will enjoy a safe, secure, comfortable, enriched, and enhanced street environment. Retail and other vibrant uses will provide direct access to the street along main pedestrian corridors. Metcalfe Street, for example, will have a continuity of weather protection and connect with a variety of attractive, usable open spaces, including the exciting urban park at the World Exchange Plaza. These corridors will also connect with transit services and nearby areas, such as Sparks Street, Parliament Hill, the Canal, Rideau Street, Upper Town, and the Centretown neighbourhood. The addition of abundant street trees in tree planting corridors/areas, green pocket parks, sunlit pedestrian areas, sculptural amenities and water features will enhance and animate these corridors, soften the Core's environment, and reflect the goal of restoring the urban forest. Reduced Carbon Emissions A significant increase in the use of non-auto travel to and from the Central Area, especially transit, cycling, and walking will also reduce auto commuting to, and carbon emissions in the Core. The area will benefit from an enhanced pedestrian environment at grade and transitway improvements which result in improved air quality and reduced noise. The transitway improvements will also permit widened sidewalks and abundant street trees along transit corridors. Monitoring Employment levels in the Central Business District and traffic and transportation characteristics will also be monitored in recognition of limits to the transportation capacity serving the Central Area. Vitality In the future, the Core will remain as the vibrant centre of economic activity, and as an important peopleplace destination which provides day/night, year-round activity. Its vitality will be based not only on its
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V o l u m e 2A – Secondary Plans Central Area strong employment function, but equally on its rich diversity of uses and activities, and its significantly enhanced urban environment.
1.3.2 Objectives Major Employment Economic Focus a)
To strengthen, promote and secure the Core's role, as designated on Schedule B, Central Area Character Areas and Theme Streets, primarily as the major focus of employment and economic activity within the region, and as an integral part of the Central Business District.
Increased Diversity / Vitality b)
To increase the diversity and vitality of the Core, and create a lively, vibrant environment which supports a wide variety of working, living, shopping, and leisure activities.
1.3.3 Policies Mixed Uses a)
City Council shall ensure that commercial uses which generate employment are predominant in the Core, while promoting a mix of uses which contribute to, and generate vitality and activity in the Core. City Council shall, therefore: i.
Employment Uses - permit commercial uses, including those uses which primarily involve administrative, professional or clerical activities, such as head offices of major corporations, associations, financial and banking institutions, diplomatic missions, professional offices and other similar uses;
ii.
Residential and Complementary Uses - promote and permit residential uses within mixed use development or as a primary use, and other appropriate complementary uses which generate evening and year round activity, such as entertainment and cultural uses; and
iii.
Uses at Grade - require pedestrian-oriented uses at grade along pedestrian corridors, including Albert, Slater, and Metcalfe Streets, and along other streets, retail uses at grade, or similar appropriate uses which contribute to pedestrian activity or interest, such as an indoor or outdoor pedestrian amenity area.
Pedestrian-Oriented Uses b)
City Council shall ensure the following criteria are fulfilled in the implementation of Policy a)(iii) above concerning pedestrian-oriented uses: i.
the principal entrances to such uses shall be located along the perimeter of a building, and shall be directly accessible to pedestrians walking along public rights-of-way;
ii.
such uses shall be provided continuously along the street, shall be designed to give preference to narrow frontages, and their visibility to pedestrians shall be maximized; and
iii.
in limited instances, pedestrian-oriented uses with internal access only, may be permitted provided that the predominance of at-grade uses provide direct access to the street.
Building Profile c)
City Council shall permit primarily high to medium profile development in the Core, particularly in the northern and western areas. Medium profile development that helps transition down from the higher profile buildings to the north to the lower profile residential uses in Centretown should be concentrated along the area’s southern edge. City Council shall also ensure that new development:
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i.
ii.
respects the visual integrity and symbolic primacy of the Parliament Buildings and other national symbols as seen from the key viewpoints and view sequences depicted Ottawa Official Plan Annex 6 A- Central Area Key Views and View Sequences. In realizing this aim, City Council shall ensure that buildings constructed in the Areas of Height Control as set out on Annex 6 A: •
do not visually rise above the ridgeline of the roof of the Centre Block when viewed from key viewpoints and view sequences as shown on Annex 6 A, and thus do not visually mar the silhouette of the Parliament Buildings,
•
do not visually dominate the Parliament Buildings and other national symbols; and
•
when located within a block where there is shown an angular height plane(s) on Annex 6 B, do not project beyond the angular height limit identified
Transition - contributes to an appropriate transition to the adjacent Canal Character Area, and avoids overpowering effects on Confederation Boulevard, by setting back the upper storeys of medium to high profile buildings along Elgin Street. [Amendment 24, May 11, 2006]
Heritage Resources d)
City Council shall protect, enhance and conserve the Core's heritage resources while ensuring that development complements and respects the character of nearby heritage buildings.
Design Criteria e)
City Council shall, when reviewing plans for development in the Core, ensure a high quality of design that is worthy of the nation's capital, and the creation of an enjoyable pedestrian environment to ensure the Core's role as a people place. City Council shall therefore ensure the fulfilment of policies c) and d) above, as well as the fulfilment of the Urban Design policies, particularly taking into account the following design criteria: i.
Roof Treatment - provides an interesting roof treatment or other appropriate design feature within the height limits. The purpose of such treatment will be to sculpt or shape the building at the upper levels, add to the visual interest of the building, and contribute positively to the area. City Council shall ensure the protection of the visual integrity and the symbolic primacy of the Parliament Buildings and other national symbols in the consideration of such proposals, and that such roof treatment does not compete with this aim.
ii.
Human Scale - contributes to a sense of human scale, particularly at ground level;
iii.
Sunlight - minimizes sun shadowing on public open spaces, and where possible creates opportunities for sunlight on pedestrian corridors;
iv.
Weather Protection - provides a continuity of weather protection while maximizing the visibility of storefronts;
v.
Wind - avoids potentially undesirable wind conditions through appropriate building design, including the use of podiums, and ensures wind testing of development proposals on pedestrian corridors;
vi.
Barrier-free Design - accommodates the needs of persons with disabilities and other special needs groups;
vii.
Art - incorporates, where appropriate, art in public and private places, such as water features, sculpture or other suitable elements; and
viii.
Parking - ensures safety, security and visual interest in the design of parking facilities, including bicycle parking.
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ix.
Lower Floor Articulation - articulates the lower floors of buildings, with a special emphasis on the relationship of the building to the street at grade level;
x.
Entranceways - provides well-defined entranceways with large pedestrian circulation spaces;
xi.
Building Frontages - encourages buildings to front on both north-south as well as eastwest streets;
xii.
Servicing/Parking Entrances - limits servicing and underground parking entrances fronting onto streets. Where possible, they should be accessed from within the building envelope and not the public right-of-way; and
xiii.
Front Setbacks for Major Buildings - provides deeper front setbacks for major buildings occupying much of a block, in order to accommodate wider sidewalks, street furniture and landscaping. [Amendment 24, May 11, 2006]
Views f)
City Council shall protect and enhance significant public views as seen from public rights-ofway in the Core, and as shown on Annex 6 A - Central Area Key Views and View Sequences. City Council shall also protect and enhance selected views of the Core's skyline from gateways into, and outside the Central Area.
Pedestrian Movement g)
h)
City Council shall encourage a rich street life and an enjoyable, comfortable pedestrian environment in the Core in order to promote its vitality and its attraction as a people-place. To achieve this policy, City Council shall: i.
Priority at Grade - place a priority on pedestrian movement at-grade, especially along pedestrian corridors which provide direct access to pedestrian-oriented uses and midblock connections, particularly between Sparks and Queens Streets;
ii.
Limited Pedways - generally discourage above or below-grade pedways, and undertake to limit them to strategic locations which ensure the prominence of at-grade movement, and ensure the fulfillment of pedway and development design criteria;
iii.
Comfortable Pedestrian Environment - ensure minimum clear sidewalk widths and a continuity of weather protection;
iv.
Enhanced Pedestrian Corridors - promote and facilitate the enhancement of pedestrian corridors with appropriate co-ordinated streetscaping elements which enhance the character of the Core; and
v.
Pedestrian Links - ensure the provision of identifiable at-grade pedestrian links to the Central Area east of the Canal and surrounding Character Areas and Theme Streets, including Sparks Street, the Canal, Bank Street, and Upper Town, as well as the Centretown neighbourhood. [Amendment 24, May 25, 2005]
City Council shall, together with other governmental agencies, promote and facilitate the enhancement of Elgin, Metcalfe and Kent Streets as distinctive streets and pedestrian promenades linking Centretown with the Core, Sparks Street, and Parliament Hill, and as gateways to the Central Area, and particularly by: i.
introducing appropriate soft and hard landscaping elements, especially the provision of suitable lighting and abundant street trees along the public right-of-way; and
ii.
protecting and enhancing significant views such as those of the Centre Block and Library to the north, as well as to the Museum of Natural Science to the south. [Amendment 24, May 24, 2005]
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Open Space i)
City Council shall promote and ensure the provision of a variety of usable open spaces and pedestrian amenity areas particularly on corners, in the Core, such as, green pocket parks, plazas, rooftop terraces and/or indoor winter gardens. City Council shall also ensure that such spaces are sensitively designed. In the fulfillment of this aim, City Council shall: i.
Dedication Requirements - maximize the amount of open space lands received under the dedication requirements of the Planning Act as outlined in the Leisure Resources chapter of this Plan;
ii.
Between Demolition and Construction - request that vacant lands be landscaped and maintained as usable open spaces for the interim period between demolition and construction; and
iii.
Temporary Surface Parking - require that, where temporary surface parking is permitted, that an appropriate amount of usable open space be provided. The visual appearance of such facilities shall also be enhanced and screened through the use of substantial vegetation. Extension of approval for existing temporary surface parking lots shall require appropriate landscaping improvements and taking back of any encroachments onto the public right-of-way; and
iv.
Linkage with Bank Street Axis Project - Link future open spaces with the National Capital Commission’s Bank Street Axis Project. [Amendment 24, May 24, 2005]
Transitway Improvements j)
City Council shall support transitway improvements in the Core, including rapid transit along one of the east-west streets, in order to provide improved transit service, increase transit ridership and reduce auto commuting, and to improve the capacity of the transportation system. Development of rapid transit will require full streetscape restoration. In the implementation of this policy, City Council shall particularly ensure, together with other governmental agencies, the preparation of a Transportation Strategy for the Central Area. [Amendment 24, May 24, 2005]
Targeted Strategies k)
City Council shall consider undertaking the following targeted strategies (see Annex 10) to implement the Downtown Ottawa Urban Design Strategy: i.
Urban Open Space Program - as part of the downtown public open space program (in addition to the policies in 1.3.3i), work closely with developers to encourage the inclusion of urban open space in new developments. Priority sites are Kent at Slater, Laurier at Bank; Queen at Kent; and, O’Connor at Gloucester;
ii.
Laurier Avenue Beautification - consider Laurier Avenue to be a prime candidate for the demonstration of City-led streetscape improvements along its entire length;
iii.
Albert and Slater Streets Beautification - in line with the Rapid Transit Expansion Study recommendations, dedicate funding for improved waiting areas, transit facilities, signage, traffic signals, pedestrian comfort and better integration with existing uses along Albert and Slater Streets. A portion of this funding should be from the Transitway Systems Improvement Program;
iv.
The Interface District - establish a civically-inspired Interface District for the area bounded by Queen, Bay, Wellington and Elgin Streets with the following elements: •
Canada’s Urban Culture: Bay/Lyon/ Kent/Bank/ O’Connor/ Metcalfe/Elgin Streets •
in collaboration with the National Capital Commission, a street design program in the north-south streets between Wellington and Queen, featuring the best of art
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and culture, landscape, architecture, programming, industrial design and regional characteristics from each of Canada’s provinces, territories and major cities; and •
Sparks Street (see Section 1.13.3h)
•
Queen Street •
a streetscaping program for Queen Street that is similar in quality and style to the north-south streets of the Interface District. [Amendment 24, May 25, 2005]
1.4 Parliamentary Precinct (The Vision and accompanying policies of this chapter are adapted, in part, from the document entitled "The Parliamentary Precinct Area - Urban Design Guidelines and Demonstration Plan for Long Range Development", National Capital Commission, Public Works Canada (du Toit, Allsopp, Hillier).)
1.4.1 Vision Image In the future, the Parliamentary Precinct will continue to emerge as the Area of Federal Presence for the nation's capital, with Parliament Hill as its symbolic focus. Future development will reinforce the expansive and diverse landscape of the precinct area, with its dramatic topography, overlooking the Ottawa River. This natural setting will be enclosed and defined by the regular pattern of city streets and buildings on its periphery, accentuating the distinctive, free-standing buildings on the plateau of the hill.
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Movement Confederation Boulevard will serve as the primary means of address to the Parliamentary Precinct, with Wellington Street evolving as the premiere avenue of the capital. A distinctive pedestrian promenade will develop on the north side of Wellington Street, while the south frontage will infill and redevelop to form a defined edge of buildings which are sensitive to existing heritage buildings on the street. Pedestrian Links Pedestrian crossings of Wellington Street will serve to link the Precinct with the street-related pedestrian network of the Core, and Sparks and Bank Streets. A number of at-grade pedestrian links will establish through, and between buildings along Wellington Street to Sparks Street. Access to the River Over the years, pedestrian access from the Grand Esplanade along Wellington Street to the Ottawa River will improve with the provision of a formal sequence of stairs and a meandering pathway descending from Bank Street to the river's edge, and the development of a major pedestrian corridor to the River between the Judicial Triad and the National Library/Public Archives building. In each location, a reshaping of the landscape will facilitate pedestrian corridors down the escarpment to the river's edge, and will extend the woodland slopes up to Wellington Street. Environment The forested slope of the escarpment and associated valley lands will be conserved and rehabilitated in recognition of their environmental sensitivity and will function as a unique landscaped setting for the parliamentary buildings above. New development will locate away from the escarpment's edge in deference to this valuable resource. Symbolic Primacy The symbolic primacy and the visual integrity of the Hill will be preserved and enhanced. Building heights throughout the Central Area will be limited, preserving and enhancing the views of the Parliament Buildings and other national symbols. Similarly, the unexpected views of the Hill from downtown streets will be protected, and the established landscape patterns and architectural themes of the Precinct will be continued and strengthened. Future development, therefore, shall reinforce the qualitative values of the natural and man-made features of the Parliamentary Precinct, enhancing its role as the symbolic and ceremonial heart of both Ottawa and the nation.
1.4.2 Objectives Historic Seat of Government a. To support the evolution of the Parliamentary Precinct, as designated on Schedule B - Central Area Character Areas and Theme Streets, as the historic seat of government in Canada and as the Area of Federal Presence. Support Federal Initiatives b. To support federal initiatives in the planning and development of the Parliamentary Precinct as an emerging urban form, of which Parliament Hill is the focal point.
1.4.3 Policies Ceremonial Functions a. City Council endorses the continuation of, and improvement to, the ceremonial functions associated with the Parliamentary Precinct. In recognition of this function, City Council supports
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V o l u m e 2A – Secondary Plans Central Area the Confederation Boulevard concept as the primary means of address to the Parliamentary Precinct. Confederation Boulevard b. City Council, supports the concept of Confederation Boulevard and the designation of Wellington Street as a distinctive street, specifically: i. the Grand Esplanade on the north side of Wellington Street to provide a distinctive pedestrian promenade linking national institutions; ii. a highly consistent pattern of tree planting and street furniture; iii. infill development of the frontage sites on the south side of Wellington Street, on the city block west of the Langevin Building, between Metcalfe and O'Connor Streets, which is designed to establish a strong street wall and to contain and complete the parliamentary quadrangle while protecting views of the Parliament Buildings; and iv. a reduction in the number of commuter buses, and the eventual removal of trucks from Wellington Street, as alternative routes become available. Escarpment c. City Council endorses the retention of the historical natural setting of the Parliamentary Precinct through the conservation and rehabilitation of the escarpment, which is designated Major Open Space on Schedule B, in its natural state. Additional buildings on the plateau should be sited away from the natural or constructed escarpment edge. Primacy of Parliament Hill d. City Council recognizes the symbolic primacy and visual integrity of Parliament Hill and supports its preservation and enhancement. In this regard, City Council shall protect the visual integrity and symbolic primacy of the Parliament Buildings and other national symbols, and shall ensure the preservation of the scale of Parliament Square by promoting an appropriate building profile on the south side of Wellington Street. Heritage Buildings e. City Council shall support and promote the conservation of the very significant heritage resources in the Parliamentary Precinct, and in particular shall promote the retention and enhancement of existing heritage buildings on the south side of Wellington Street. New infill buildings should be sensitive to, and compatible with existing heritage buildings. Pedestrian Movement f. City Council supports a number of clearly defined pedestrian crossings of Wellington Street which link the Grand Esplanade on Wellington Street with the street-related pedestrian network of the Core, and the Sparks Street and Bank Street Theme Streets. City Council shall encourage identifiable, at-grade pedestrian links through, and between buildings along Wellington Street to Sparks Street. Improved Access to River g. City Council supports improved pedestrian access from Wellington Street to the Ottawa River which is sensitive to the natural setting of the escarpment. In particular, City Council endorses the plans to improve access to the river by reforming the landscape at the Bank Street Valley and on the west side of the Judicial Precinct. Links to LeBreton h. City Council supports uninterrupted pedestrian links from the Parliamentary Precinct to LeBreton Flats, particularly along the shoreline of the Ottawa River. View from Downtown Streets Official Plan Consolidation for the City of Ottawa
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City Council shall protect significant views to the Parliamentary Precinct from public rights-of-way in the Core, including the views along Metcalfe, O'Connor, Kent, Bank, Bay and Lyon Streets and the view across Confederation Square. [Subject to Amendment 69, November 26, 2008]
Underground Parking j. City Council supports the reduction of surface parking by incorporating it underground, provided such development respects the environmental sensitivity of the escarpment, the heritage character, and integrity of Parliament Hill. Open Landscape k. City Council supports the concept of pavilion buildings set in an open landscape, particularly the maintenance of the squares in front of the Centre Block and Supreme Court buildings.
1.5 ByWard Market
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1.5.1 Vision In the future, the ByWard Market's special heritage, pedestrian-oriented, and commercial character will continue to draw residents from the entire metropolitan area, as well as visitors from across Canada Farmer's Market
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V o l u m e 2A – Secondary Plans Central Area The ByWard Market Square will remain as the vibrant heart and economic cornerstone of this area, containing the colourful, historic outdoors farmers' market, the unique retail food uses in the ByWard Market Building and on the west side of the Square. ByWard Market Street will serve as the core of food selling in the area; and the producer-based farmers' market, which emphasizes locally grown, seasonal foods, will be recognized as the main focus and 'raison d’être' of the ByWard Market area. Environmental Quality These combined attractions will serve as a strong reminder of the continued function of the area as one of the oldest, continuously operated open-air produce markets, not only in Ontario, but in all of Canada. Sensitive development near the ByWard Market Square, and elsewhere in the area, will ensure that the exceptional ambience and environmental quality of the Square is protected and that pedestrians will continue to enjoy shopping in an open sunlit environment. Diversity of Users The entire ByWard Market area will continue to function as one of Ottawa's favourite meeting places as it has since the nineteenth century. Residents and visitors will be drawn to the unique, primarily owneroperated, small boutiques, specialty restaurants, and entertainment uses which continuously front the area's streets. Residential, as well as office uses above the street will support the retail uses, creating a vibrant, secure environment. An interesting variety of mainstreet retail uses will extend along Dalhousie Street, creating a strong pedestrian link with the Rideau Street business district and delineating the Lowertown higher density residential neighbourhood from the traditional market area. The Mile of History along Sussex Drive will feature significant heritage buildings and function as a shopping street connecting Rideau Street and the ByWard Market with Confederation Boulevard and the National Gallery. Popular outdoor cafés will continue to line Clarence Street, creating a strong east-west link between Sussex Drive and Dalhousie Street. [Amendment 24, May 25, 2005] Heritage Conservation The ByWard Market will be designated as a Heritage Conservation District. This grouping of buildings, together with Lowertown West, will represent one of the largest concentrations of heritage buildings in the City, visually reflecting the early development of Bytown. The rich heritage fabric of the ByWard Market, which derives from its distinct architecture, unique street patterns and public courtyards, will be the basis of the area's special environmental quality. The design of new buildings on vacant or infill sites will be guided by special design criteria which will ensure that new development is sensitive to, and compatible with, nearby historic buildings. Alterations to properties within the area will be assessed on their sensitivity to the heritage character of the property and the district as a whole. Public Movement/Infill The public courtyards and associated pedestrian circulation system east of Sussex Drive will be protected and enhanced, and will continue to delight visitors and pedestrians with their quiet outdoor cafés, benches and fountains. New infill development will be introduced adjacent to the courtyards, providing boutiques and restaurants, and residential uses or small hotels above, which face onto the courtyards, reminiscent of the past and ensuring a safe environment. Infill development on the west side of Sussex Drive near the Peacekeeping Monument will create both a new western edge to the ByWard Market, and an important interface between the "Town" and the "Crown". The built form of this development will be sensitive to, and compatible with, the heritage character of the ByWard Market, while enhancing the streetscape of the MacKenzie Avenue ceremonial route. The significant view of the Centre Block and Library from York Street in the ByWard Market will be protected, along with the creation of the "York Steps", which will provide a strong pedestrian link between the ByWard Market and Majors' Hill Park. Enhanced Pedestrian Corridors Official Plan Consolidation for the City of Ottawa
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V o l u m e 2A – Secondary Plans Central Area Main pedestrian corridors in the Market will be enhanced in a manner which respects, and is sensitive to, the area's heritage character. Appropriate entrance elements will announce York Street as a major entrance to, and promenade through, the ByWard Market, with its unique historic character, public vending stalls, and unimpeded views of the Parliament Buildings. An animated and enhanced William Street Mall will continue to serve as a vibrant focus for a variety of activities, such as street theatre and outdoor cafÊs, and will serve as a vibrant entrance to both Rideau Street and the ByWard Market. Parking The promotion of cycling as an important means of access to the ByWard Market in the future will help reduce vehicular congestion in the area while reducing carbon emissions. Additional cycle and vehicular parking will be strategically integrated within mixed use development, mainly on the edges of the Market. These facilities will support this popular area and permit the retention of its small scale heritage character, its environmental ambience, and its continuous, pedestrian-oriented nature. Public Realm Investment The City will continue to reinvigorate and reinvest in the ByWard Market through a series of co-ordinated public realm improvements that gives priority to the needs of pedestrians and the farmers’ market. [Amendment 24, May 24, 2005] Protect Character The expansion of the ByWard Market will be contained in order to protect the character of nearby residential neighbourhoods, and to maintain the compact, pedestrian-oriented heritage character of the Market. The ByWard Market of the future will retain its unique environmental qualities and its rich heritage fabric. The vibrant farmers' market will continue to serve as the area's centre of attraction, and as the basis for its social function.
1.5.2 Objectives Pedestrian-oriented Heritage Commercial Area a. To protect and enhance the function of the ByWard Market, as designated on Schedule B Central Area Character Areas and Theme Streets, as a heritage, pedestrian-oriented, predominantly commercial area which focuses on an open-air farmers' market. Conserve Enhance Heritage b. To protect the historical, architectural, social, cultural, and environmental significance of the ByWard Market by conserving and enhancing its heritage features, and by ensuring sensitive development.
1.5.3 Policies Pedestrian-oriented Uses a. City Council shall permit predominantly commercial uses, such as retail, office, service, and hotel, as well as residential uses in the ByWard Market, and shall require continuous pedestrianoriented uses at grade, such as small boutiques, restaurants, and entertainment uses, particularly those which are owner-operated. City Council shall also encourage the complete use of space along all lanes, courtyards and interiors of blocks. [Amendment 24, May 25, 2005] Farmers' Market & Core of Food Selling b. City Council shall ensure the retention of the producer-based farmers' market and a variety of specialty food retail uses which complement and benefit each other, and, together, provide a unique, quality food shopping experience in the ByWard Market. In support of this goal, City
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V o l u m e 2A – Secondary Plans Central Area Council shall recognize ByWard Market Street between York and George Streets, as the core of food selling in the ByWard Market area. In the achievement of this policy, City Council shall strive to: i. strengthen the producer-based concept in the outdoor produce market, and increase the number and variety of producer-vendors; ii. maintain, and ideally increase, the number of specialty food retail uses on ByWard Market Street, and reintroduce food retail uses on the ground floor of the ByWard Market Building, while ensuring the retention of complementary arts and crafts; and iii. maintain, and ideally increase, the number of food retail uses in the ByWard Market Parking Garage. City Council shall designate this site for a future landmark building. Residential Uses c. In support of the producer-based farmers' market and specialty food retailing function of the ByWard Market, City Council shall ensure the provision of predominantly residential uses on the northern edge of the ByWard Market, while promoting residential uses elsewhere in the Market area, consistent with other policies in this Plan. ByWard Market Square d. City Council shall recognize the historical and social significance of the ByWard Market Square, and shall protect its ambience and environmental quality by: i. ensuring the maintenance of direct sunlight on the ByWard Market Square; ii. ensuring low profile development immediately abutting the Square. Heritage Conservation District e. City Council shall designate the ByWard Market as a Heritage Conservation District, under Part V of the Ontario Heritage Act, and in recognition that the area contains one of Ottawa's largest concentrations of heritage buildings, which serve as a source and reminder of its original settlement. Heritage Character Profile f. In support of Policy e) above, City Council shall ensure that: i. the scale of development is predominantly low profile, is of a human scale, is compatible with the heritage character of the area, and protects sunlight patterns and significant views; ii. Alterations - alterations to heritage resources within the designated heritage conservation district are assessed against their sensitivity to the heritage character of the property and the district as a whole; and iii. New Infill - new infill buildings are sensitive to, and compatible with nearby heritage buildings, particularly with respect to scale, size, lot development patterns, setbacks, materials and details. Design Guidelines g. City Council shall adopt design guidelines to aid in the implementation of Policy f) above to ensure that future private and public sector development is sensitive to the special heritage character of the area. Advisory Committee h. City Council shall establish a ByWard Market Advisory Committee, representing both public and private interests, to review and coordinate public and private sector projects including major reinvestments in the public realm directly affecting the built environment and street activity in the area, in support of Policy e) above. Pedestrian Interest & Environment Official Plan Consolidation for the City of Ottawa
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V o l u m e 2A – Secondary Plans Central Area i.
City Council shall ensure that: i. public open spaces and other spaces adjacent to areas of pedestrian circulation encourage public interest and activity; ii. pedestrian corridors, including courtyards, are enhanced with high quality urban landscape and streetscaping improvements based on historical precedence, which are compatible with the area’s heritage character; iii. identifiable at-grade pedestrian links are provided to surrounding adjacent Character Areas and green spaces; and iv. Emphasis is placed on the design of buildings, particularly at the base, including main entrances and windows along the street.
Open Space j. City Council shall promote the protection and enhancement of the following public open spaces in the ByWard Market area: i. Public Courtyards - the public courtyard and pedestrian circulation system parallel to Sussex Drive between George and St. Patrick Streets, to be used primarily for passive outdoor activity and outdoor cafés; and City Council shall encourage new courtyard spaces that link into and expand the existing system ii. William Street Mall - the William Street Mall, located between Rideau and George Streets, to be animated and used for a variety of pedestrian-oriented activities, such as street theatre, outdoor cafés, and business association and other activities and events. Overshadowing Effects k. City Council shall minimize overshadowing by adjacent development within the ByWard Market, especially in intensely used outdoor areas such as public courtyards, pedestrian malls, pedestrian corridors, and outdoor café areas. Distinctive Streets l. City Council shall designate and enhance York Street as a distinctive street, entrance to, and promenade through the ByWard Market, featuring appropriate landscape and interpretive elements which are sensitive to, and compatible with the historic character of the area, including appropriate entrance features. Sussex Drive m. City Council shall recognize and support Sussex Drive as a distinctive street, known as the Mile of History and as part of Confederation Boulevard. The street shall feature significant heritage buildings and shall function as a shopping street, linking Rideau Street and the ByWard Market with the National Gallery. In collaboration with the National Capital Commission, City Council shall encourage that the design and finish of the rear of the buildings facing onto the courtyards behind Sussex Drive are also addressed. [Amendment #24, May 25, 2005] Views n. City Council shall protect and enhance significant views as seen from public rights-of-way, such as those of the National Gallery, the ByWard Market Building, the Notre Dame Bascilica, and east along York Street from MacKenzie Avenue, and St. Brigid's Church. In particular, City Council shall protect views of the Centre Block and Library as shown on Schedule B- 1 - Central Area Key Views and View Sequences. [Subject to Amendment 69, November 26, 2008] Parking o. City Council shall recognize that the provision of sufficient and appropriate cycle and vehicular parking is critical to maintaining the vitality, ambience, and continuous pedestrian-oriented heritage character of the ByWard Market by: Official Plan Consolidation for the City of Ottawa
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V o l u m e 2A – Secondary Plans Central Area i.
encouraging cash-in-lieu of parking in the ByWard Market, except where the provision of onsite parking would not conflict with ensuring retention of the pedestrian-oriented heritage character of the area, while having regard to the Transportation and Parking Policies of the Primary Plan for the Central Area; ii. ensuring that the development of additional parking is provided primarily in mixed use development along appropriate edges of the area; iii. wherever possible, ensuring that the balance of existing on-street parking is retained within the area; iv. ensuring the replacement of existing short-term parking spaces in public parking structures, should pedestrian-oriented uses replace such parking at grade; and v. promoting cycling as an important means of access to the ByWard Market by ensuring the provision of cycle parking in municipally controlled facilities in the area, as well as other appropriate cycle parking in the area. Outdoor Patios p. City Council shall support the provision of outdoor patios on public rights-of-way in the ByWard Market area while ensuring the fulfillment of appropriate design criteria, including among others the following: i. the provision of a compatible relationship of patio design and construction with the heritage character of the area and adjacent streetscape elements; and ii. the maintenance of the primacy of the public rights-of-way for pedestrian and vehicular movement. q. City Council shall protect the pedestrian-oriented heritage commercial character and function of the ByWard Market, as well as the residential function of adjacent neighbourhoods by ensuring that the boundaries of the ByWard Market do not expand beyond those shown on Schedule B Central Area Character Areas and Theme Streets, without: i. a special study of the transitional area along the entire edge of the adjacent area affected by the proposed expansion, including a full assessment of all potential impacts that may be created by such a change, such as impacts on the retail vitality of other Character Areas and/or Theme Streets in the Central Area, as well as impacts affecting residential neighbourhoods; and ii. an amendment to the Official Plan. Targeted Strategies r. City Council shall consider undertaking the following targeted strategies (see Annex 10) to implement the Downtown Ottawa Urban Design Strategy: i. Public Realm Design Competition - a design competition for the enhancement of the ByWard Market’s public realm in order to improve the quality of the Market experience; ii. ByWard Market Branding and Theming - in partnership with the ByWard Market BIA, ByWard Market Management Group and other stakeholders, the development of a more high profile and visible ByWard Market brand/theme to improve the area’s overall appearance while maintaining its informal ambience and vernacular character; iii. Conversion/Removal/Remodeling of the ByWard Market Parking Garage - designation of the ByWard Market parking garage as the future site of a landmark public building, while maintaining the parking garage’s existing and proposed supply of specialty food retail space and public parking on the site; iv. Heritage Restoration Program: St Patrick and Murray Streets, Parent and Guigues Avenues - a co-ordinated program of traffic calming, tree planting, paving and street furniture along Murray and St. Patrick Streets using historically accurate designs and materials; v. a redesign of Parent Avenue to reduce the pavement width and landscape the boulevard areas; and vi. a restoration of Guigues Avenue in Lowertown West as a neighbourhood-scale street with street-oriented low profile residential uses. Official Plan Consolidation for the City of Ottawa
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V o l u m e 2A – Secondary Plans Central Area
1.6 Rideau/Congress Centre
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V o l u m e 2A – Secondary Plans Central Area
1.6.1 Vision Official Plan Consolidation for the City of Ottawa
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V o l u m e 2A – Secondary Plans Central Area Tourism Focus In the future, the Rideau/Congress Centre area will play an important role in Ottawa's Central Business District as a centre for visitor activity and special events, welcoming and accommodating area residents, tourists and convention delegates to the Capital City. Activity in this mixed use area will continue to focus on the interconnecting Ottawa Congress Centre, Westin Hotel, and Rideau Centre, with a shared rooftop terrace and parking facilities. The area will also feature the City's vibrant regional-level arts centre, Arts Court, which will be the focal point of the block bounded by Daly Avenue, MacKenzie King Bridge, Nicholas and Waller Streets, featuring predominantly heritage buildings, with sensitive infill development. These two local venues will be supported by surrounding hotel, office and other complementary uses, including residential uses. All development will continue to benefit from a high level of transit service, which will be further improved with the addition of a below-grade transit system which will serve this area. At street level, inviting retail outlets, such as restaurants and specialty shops will cater to visitors and passersby. Courtyard cafÊs and bistros will be popular après performance destinations for the patrons of Arts Court and the Congress Centre, imparting a festive atmosphere. Heritage and Arts Attractive development will reflect a new era of urban design in the Central Area. Buildings will follow a range of profiles while contributing to a sense of human scale, from higher profile hotels and office uses to the low profile cluster of heritage buildings in the vicinity of Daly Avenue and Nicholas. The distinct heritage ambience of this significant group of buildings will be protected and enhanced in a manner that retains its historic context and character and increases its visibility. A sense of Ottawa's civic heritage will be captured as the Carleton County buildings and the City Registry are restored and sensitively integrated with the Arts Court block redevelopment and the expansion of the Congress Centre, respectively. Congress Centre and Rideau Centre The expansion of the Congress Centre and the Rideau Centre, which will respect and contribute to an enhanced pedestrian environment and heritage ambience along Nicholas Street, will serve as a catalyst for economic growth and development, not only in the Rideau/ Congress Centre area, but along Rideau Street and within the entire Central Business District east of the Canal. Linkages The Arts Court block will feature a small, attractive open space and will play a key role in establishing an inviting, sensitively landscaped pedestrian circulation and open space system that will make the Rideau/Congress Centre area more livable. This system will connect the University of Ottawa, Arts Court, the Congress Centre, Rideau Centre, Rideau Street, and the Central Area west of the Canal. Access to the rooftop terrace above the Rideau Centre, which was formerly under-utilized, will be improved and animated. This open space will be the focus of a variety of pedestrian-oriented activities, similar to those of the National Arts Centre terrace nearby, and will continue to offer some of Ottawa's best views of Parliament Hill, the Canal area and its events, Arts Court and the cluster of heritage buildings. Pedestrian Environment The pedestrian environment of the Rideau/Congress Centre area will be greatly enhanced as improvements to traffic circulation in the Central Area, east of the Canal, are effected, including: the reintroduction of mixed traffic on Rideau Street; the redesign and narrowing of Colonel By Drive between the MacKenzie King Bridge and Rideau Street; the restoration of the street grid; and the removal of through truck traffic from the area. The maintenance of pedestrian links to and through the Rideau Official Plan Consolidation for the City of Ottawa
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V o l u m e 2A – Secondary Plans Central Area Centre, and the promotion and enhancement of other identifiable pedestrian links will be an integral part of achieving an improved pedestrian environment within the Rideau/Congress Centre area. [Amendment #24, May 25, 2005] Providing a variety of visitor-oriented activities and special events in an attractive environment with a heritage focus, the future Rideau/Congress Centre area will reflect well on Ottawa and encourage many return trips to the City.
1.6.2 Objectives Centre for Visitor Activity a. To strengthen and promote the Rideau/Congress Centre area, as designated on Schedule B Central Area Character Areas and Theme Streets, as a centre for visitor activity which features a vibrant mix of uses and plays a key role in Ottawa's Central Business District. Promote Uses b. To promote tourist, convention, arts and cultural, shopping, and entertainment uses and activities in this area. Enhance Heritage/Pedestrian Movement c. To protect and enhance the significant heritage resources of this area, and to enhance the pedestrian environment.
1.6.3 Policies Visitor-oriented mixed uses a. City Council shall permit and promote a mix of uses within the Rideau/Congress Centre area, having particular regard to the following: i. visitor-oriented uses, such as hotel, convention, shopping, arts, cultural and entertainment uses; ii. a regional centre for arts and culture, including venues for innovative arts and culture entrepreneurs, which will be the focal point of the Arts Court block, bounded by Daly Avenue, MacKenzie King Bridge, Waller and Nicholas Streets; iii. appropriate retail uses at grade which complement the primary visitor-oriented uses, such as galleries, restaurants, boutiques and personal services; and iv. residential uses as a component of mixed use development, as well as office uses. Heritage Cluster b. City Council shall recognize the City Registry, the Albion Hotel, and the Carleton County Courthouse, Registry and Gaol buildings as a very significant cluster of heritage buildings east of the Canal which serves as an important source and reminder of local civic history. Accordingly, City Council shall ensure that these heritage resources are protected and enhanced in a manner which respects their heritage character, context, and collective relationship, while maximizing their public exposure. Rideau Centre/Congress Centre Expansion c. In considering any expansion of the Ottawa Congress Centre, and the Rideau Centre, City Council shall ensure the fulfillment of all relevant policies of this section and Plan, particularly, but not limited to: i. the creation of an appropriate building profile transition to the cluster of heritage buildings in the vicinity of Daly and Nicholas and the protection and enhancement of these heritage resources in accordance with Policy b) above; ii. the provision of a human scale and the fulfillment of the urban design criteria in Policy f) below, especially the avoidance/minimizing of blank walls;
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V o l u m e 2A – Secondary Plans Central Area iii. the restoration of the relationship to the adjacent streets and the Rideau Canal by opening large sections of these facilities to the street and reversing the internal orientation of retail and other uses as per the Targeted Strategy for Colonel By Redesign below; iv. the provision of improved pedestrian access across Colonel By Drive as per the Targeted Strategy for Colonel By Redesign below; v. the optimization of the use of the roof of the Rideau Centre, in accordance with Policy e) below; and vi. the minimizing of potential vehicular impacts on the pedestrian environment in accordance with Policy h) below. [Amendment #24, May 25, 2005] Building Profile d. City Council shall permit a range of building profiles, while ensuring an appropriate transition to the adjoining Sandy Hill West, Rideau Street and Canal areas. In particular, City Council shall ensure that new development respects, and creates a sensitive transition to the cluster of heritage buildings addressed in Policy b), above. Pedestrian Environment e. City Council shall encourage the enhancement of the pedestrian environment in the Rideau/Congress Centre area through such measures as: i. the removal of through truck traffic as appropriate alternative routes become available, which will provide new opportunities for open spaces;; ii. the maintenance of pedestrian links between the Rideau Centre and the By Ward Market and the promotion and enhancement of identifiable pedestrian corridors and links, particularly pedestrian links to Rideau Street, the University of Ottawa and the Central Area west of the Canal, while ensuring appropriate streetscape treatment which complements the architectural context of adjoining development and particularly respects the character of the cluster of heritage buildings addressed in Policy b) above; iii. the provision of small pedestrian amenity areas, such as green pocket parks and courtyards, especially along pedestrian corridors and within the Arts Court block addressed in Policy a) ii) above; and iv. the optimization of the use of the Rideau Centre rooftop terrace, through such measures as animation of external access points to ensure identifiability, and the programming of such space with appropriate pedestrian-oriented activities. Urban Design f. City Council shall, when reviewing plans for development, ensure a high quality of design in keeping with the character of the area and its high profile image as a centre for arts, culture and other visitor-oriented activity. City Council shall, therefore, have regard to the Urban Design policies outlined in Ottawa Official Plan Sections 2.5.1 and 3.6.6, and shall particularly ensure that new development: i. provide an interesting roof treatment or other appropriate design feature at the upper levels, within the height limits, that adds visual interest to the building; ii. is sensitive to, and respects the character of nearby heritage buildings in accordance with Policy b) above; iii. is of a human scale and especially avoids overpowering effects; iv. maximizes opportunities for sunlight; v. minimizes undue impacts of wind; and vi. minimizes or avoids blank walls and creates visual interest through such measures as appropriate architectural detail, articulation of facades, the use of texture/materials, and landscape treatment. Views Official Plan Consolidation for the City of Ottawa
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V o l u m e 2A – Secondary Plans Central Area g. City Council shall protect, and/or maximize and enhance significant public views, particularly those of Parliament Hill, the Canal, and the cluster of heritage buildings and the Arts Court block identified in Policy a) ii) and b) above, as seen from the Rideau Centre rooftop terrace and/or the MacKenzie King Bridge. Transportation Requirements h. City Council shall ensure that the transportation requirements of this area are appropriately addressed through such measures as: i. providing a high level of transit service which provides convenient access to the Arts Court block; and ii. ensuring that parking, loading and other vehicular requirements are recognized in the development of buildings and associated uses in the area while minimizing their potential impacts on the pedestrian environment wherever possible. iii. undertaking a targeted road reconstruction program to normalize the street pattern once through truck traffic can be removed as per Policy e) above; [Amendment #24, May 25, 2005] Targeted Strategies i. City Council shall consider undertaking the following targeted strategies (see Annex 11) to implement the Downtown Ottawa Urban Design Strategy: i. Rideau Centre/Congress Centre Façade Improvement Program - requiring a program of façade improvements as part of the Rideau Centre and Congress Centre expansion as per Policy c) above; ii. Colonel By Redesign - as part of a downtown transportation study and in collaboration with the National Capital Commission, a redesign and narrowing of Colonel By Drive between MacKenzie King Bridge and Rideau Street to facilitate widening of sidewalks, introduction of new street furniture and the planting of street trees; iii. Heritage Asset Protection and Street Theming - support for the important cluster of heritage buildings in accordance with the Policy h) above by providing incentives and funding for a maintenance plan and by a program of heritage theming on Nicholas and Daly Streets, including public art installations.
1.7 The Canal
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V o l u m e 2A – Secondary Plans Central Area
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V o l u m e 2A – Secondary Plans Central Area 1.7.1 Vision Image In the future, the greenway system, waterway corridors, historic buildings, and cultural institutions of the Canal area will attract residents from throughout the Ottawa metropolitan area, tourists from across Canada, and employees from local government facilities, as well as the nearby Core. This unique historical open space environment will continue to provide an attractive, enjoyable setting for an increased variety of year-round activities which optimize its use and celebrate Ottawa's identity as the nation's capital. Outdoor Activity In the winter, for example, thousands of residents and tourists will share the excitement of the Winterlude Festival, including such activities as skating on the Canal, carving ice sculptures, and watching harness races on the ice. In warmer months, the Festival of Spring, Canada Day celebration, Ottawa's Jazz Festival, and special ceremonial activities will continue to draw visitors and residents to the banks of the Canal, the rooftop terraces of the National Arts Centre, Confederation and Major's Hill parks, and Nepean Point, where they will enjoy spectacular views of the Canal, the Parliament Buildings, the Ottawa River, and the National Gallery. Agriculture Entertainment Theatre patrons of the National Arts Centre will enjoy views of the Canal from quiet outdoor cafÊs next to the Canal. Visitors to the National Gallery, War Museum, Mint, and Museum of Contemporary Photography will enjoy shopping and eating in the nearby By Ward Market after a walk along Confederation Boulevard across the Interprovincial Bridge to the Museum of Civilization in Hull. Linkages Sparks Street shoppers will be drawn to an attractive usable pedestrian amenity area and sidewalk I in front of the Conference Centre on the south side of Wellington Street which will provide views of the Canal, the War Memorial, and Parliament Hill. This feature, the addition of a restaurant on the ground floor of the Conference Centre, and safe, at-grade pedestrian access across Elgin Street on both sides of Confederation Square, will promote pedestrian movement between the areas east and west of the Canal. Improvements to the plaza west of the Conference Centre will also result in improved and enhanced pedestrian access to the restored historic Canal locks north of Wellington Street, permitting greater enjoyment of these valuable heritage resources. A variety of historical interpretation activities such as stone masonry demonstrations and heritage walking tours, will optimize the use and appreciation of this area. Water Focus Pedestrians will particularly be drawn to the Sterling Wharf 'marina' at the edge of the Ottawa River near the entrance to the Ottawa Locks, where a pedestrian ferry will provide an enjoyable water link between the National Gallery, the Museum of Civilization, and the Islands adjacent to LeBreton Flats. This facility will respect the environmental sensitivity of the shoreline and the escarpment, as will the enhanced Riverside Walk which will connect LeBreton Flats with the Canal locks along the River's edge and will accommodate both pedestrians and bicycles. In addition, a comprehensive area plan undertaken in collaboration with the National Capital Commission and Parks Canada, will examine how Confederation Park, Festival Plaza and adjacent open spaces can be better oriented to the Rideau Canal. [Amendment #24, May 25, 2005] Focal Point The Canal's valuable historic and cultural resources, abundant green spaces, greenway linkages and memorable views will be protected and enhanced, ensuring the enjoyment of this focal part of the Central Area for future generations.
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V o l u m e 2A – Secondary Plans Central Area
1.7.2 Objectives Historical Open Space Environment a. To recognize and enhance The Canal, as designated on Schedule B of this Plan, Central Area Character Areas and Theme Streets as a focus for primarily leisure, cultural, institutional, judicial, and government uses, set in a unique and historical open space environment which is conducive to ceremonial, leisure and tourism activities at both the national and local level. Year-Round Focus b. To protect and enhance the unique environmental, historical, architectural, and cultural resources and features of the Canal area consistent with the Greenway System policies as outlined in the Environmental Management chapter of this Plan. Enjoyment of Waterway Corridors c. To promote increased enjoyment of the waterway corridors of the Canal and the Ottawa River while ensuring the protection and enhancement of their unique heritage features and environmental qualities.
1.7.3 Policies Users and Development Compatible with Unique Environment a. City Council shall support predominantly leisure, ceremonial, cultural, institutional, judicial, conference and government uses within the Canal Character Area. City Council shall also support and promote limited appropriate commercial and complementary uses, particularly those which contribute to the enjoyment of the waterway corridors of the Canal and the Ottawa River, such as outdoor cafĂŠs or small restaurants. City Council shall ensure, together with other governments, that development within the area: i. is predominantly low to medium profile, and respects and is sensitive to the unique historic open space environment of the Canal area, and to nearby heritage resources, in accordance with Policy c) below; ii. respects existing significant views from, within and through the area, particularly those of the Parliament Buildings and other significant resources as identified in the Central Area Secondary Policy Plans; and iii. minimizes potential vehicular impacts on the predominantly pedestrian-oriented character of the area. Year-Round Focus b. City Council shall support and participate with other levels of government in initiatives resulting in the optimal and continued use of the Canal Character Area as a year-round focus for ceremonial and leisure activities including the provision of well distributed amenities for both special events and regular park users. Heritage Resources c. City Council shall promote and ensure the protection, enhancement and conservation of the heritage resources and features of the Canal Character Area, including its historic buildings, sites, structures and/or landscape elements, and in particular, the national historic significance and unique heritage character of the Rideau Canal waterway corridor. In support of this policy, City Council shall: Rideau Canal i. ensure, together with other governmental agencies, that proposed activities and development in the vicinity of the Canal respects, and is sensitive to its unique historic setting and environmental and visual qualities, in accordance with Policies a) and b) above;
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V o l u m e 2A – Secondary Plans Central Area Access i.
support enhanced and safe pedestrian and cycle access to the Ottawa Locks area, subject to I) above; and
Activities i. support the provision of heritage awareness activities which interpret the Canal's historic features. Enhancement of Open Spaces d. City Council, shall in support of Policy a) above, promote and support: i. the retention and use of existing open spaces within the Canal area as the focus for major celebrations and public events; ii. the continued use of the waterfront of the Rideau Canal waterway corridor for leisure activities and uses subject to Policy c) above and as outlined in the environmental policies of this Plan; and iii. the coordination and improvement of the visual quality and distinctive image of major open spaces, streets and buildings in the area through such features as improved streetscaping, enhanced vegetation, lighting and ceremonial features in accordance with Section 3.6.6Central Area of Volume 1 of the Official Plan; iv. the creation of a more distinctive network of public spaces around the existing institutional buildings, including: integration of Festival Plaza with Confederation Park; better access and animation to the canal edge; and, expanding the existing park space along the western edge of the Character Area. [Amendment #24, May 25, 2005] Confederation Boulevard e. City Council shall support the concept of Confederation Boulevard which extends throughout the Canal Character Area, as a significant pedestrian promenade with distinctive streetscaping elements linking national institutions. Escarpment f. City Council endorses the retention of the historic natural setting of the Canal area adjacent to the Ottawa River through the conservation and rehabilitation of the escarpment in its natural state in accordance with Policy 1.4.3 c) of this chapter. Vantage Points g. City Council shall encourage the protection of existing vantage points, and significant views from public rights-of-way in the Canal Character Area, as shown on Annex 6 A -Central Area Key Views and View Sequences. [Subject to Amendment 69, November 26, 2008] Pedestrian Movement h. City Council shall, together with other governmental agencies, explore alternatives to improve pedestrian movement from the Core and Sparks Street, across Confederation Square to Character Areas and Theme Streets east of the Canal with an emphasis on at-grade movement. City Council shall, in the implementation of this policy, promote: i. the protection and enhancement of the visual integrity and historic character of Confederation Square; ii. the provision of safe, identifiable at-grade pedestrian crossings across the east and west sides of the Square; iii. the use of a portion of the Conference Centre at grade for appropriate pedestrian - oriented use or activity which will animate the building and assist in promoting pedestrian movement between the east and west sides of the Canal;
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V o l u m e 2A – Secondary Plans Central Area iv. the enhancement of the plaza on the west side of the Conference Centre to create an enjoyable, usable landscaped pedestrian amenity area which permits street-vending activity and incorporates safe pedestrian access to the Locks area at the Canal level; v. the protection and enhancement of the unique environmental, historical, and leisure features of the Canal consistent with the Greenway system policies outlined in the Environmental Management chapter and with Policy c) above, while minimizing the potential negative impacts of vehicular access/exit. Pedestrian Ferry Service i. City Council shall endorse and support the use of the Ottawa River waterfront as a focus of leisure activities and uses. In support of this policy, City Council shall, in consultation with other levels of government, support, promote, and investigate the feasibility of the following, while ensuring the protection of the Ottawa River shoreline and water quality, and the escarpment, in accordance with Policy c) and f) above, and the environmental policies of the Official Plan: i. establishing a pedestrian ferry service which connects the National Gallery, the Museum of Civilization, and the Islands/LeBreton Flats for tourism and potentially commuter purposes; ii. developing docking facilities and limited appropriate commercial use, such as a restaurant, near the entrance to the Canal while protecting the visual integrity of Parliament Hill as seen from Confederation Boulevard; and iii. enhancing the pedestrian circulation system and cycle network between the Canal and LeBreton Flats along the Ottawa River waterfront consistent with the environmental policies as outlined in the Official Plan. Laurier Avenue Ramps j. City Council shall consider in the longer term, as part of a downtown transportation study, the minimization or removal of the Queen Elizabeth Driveway on and off ramps from/to Laurier Avenue and the implementation of traffic calming measures, including safer pedestrian crossings between City Hall and Confederation Park. [Amendment #24, May 25, 2005] Targeted Strategies k. City Council shall consider undertaking the following targeted strategies (see Annex 10) to implement the Downtown Ottawa Urban Design Strategy: i. Elgin Street Beautification - beautification of Elgin Street through a co-ordinated program of: landscaping; tree planting in the medians and boulevards; removal of traffic islands to allow for expansion of the open space south of Laurier; higher quality finishes (e.g., granite) and paving; and street furniture, all of similar quality to Confederation Boulevard; ii. Lisgar Street Beautification - beautification of Lisgar Street by converting it to two-way traffic; reclaiming City-owned right-of-way along its edges being used for surface parking on adjacent properties; and undertaking a major reinvestment in the streetscape and public realm and adjacent frontages to match improvements to the City Hall site as per the Targeted Strategy for Central Park on the Canal Design Competition below; iii. Open Space Expansion and Narrowing of Elgin Street - in collaboration with the National Capital Commission, narrowing of Elgin Street from Lisgar Street towards Laurier Avenue in order to create an expanded green space in front of the City Hall Heritage Building and Knox Church; The following targeted strategies will be examined as part of a comprehensive area plan and implemented as determined by that area plan, in collaboration with the National Capital Commission and Parks Canada: iv. Heritage District Open Space Expansion - heritage area open space improvements including consideration of the following:
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i.
ii.
i.
redirection of Queen Elizabeth Driveway traffic to Cooper Street in order to facilitate the creation of a Canal front open space, an enhanced setting for the heritage buildings and a waterfront edge to Confederation Park; enhancement of the cultural heritage landscape character of Queen Elizabeth Driveway between MacKenzie King Bridge and Somerset Street; creation of a connected series of public squares and civic spaces between the important heritage buildings; landscaping of the site to accentuate the public realm improvements and better frame the heritage buildings; introduction of an expanded network of pedestrian paths through the site; co-ordination of street furniture and lighting; planting of street trees along the Lisgar Street and Laurier Avenue edges; ensuring that buildings along the eastern edge to open up to the Canal. Canal Edge Treatment - following reconsideration of the alignment, form and function of Queen Elizabeth Driveway, development of a multi-level pedestrian priority promenade along both edges of the Canal from Wellington Street to the proposed Somerset Street pedestrian bridge. Council shall encourage the National Capital Commission and Parks Canada to explore opportunities for providing mooring bays along the Canal south of Laurier as a longer-term priority. Re-imaging and Integration of the Queen Elizabeth Driveway Arrival Sequence – as part of a downtown transportation study, reduction of the impact that Queen Elizabeth Driveway has on adjacent open spaces by: establishing Cooper Street as a two-way street east of Elgin and connecting it to Queen Elizabeth Driveway; returning the Driveway to a parkway image and potentially narrowing the roadway width to one lane in each direction; reconsidering some of the landscaping as the Driveway enters downtown to provide stronger views of important civic buildings and create a more urban atmosphere; Central Park on the Canal Design Competition - consider holding a Central Park on the Canal design competition, in order to establish a major destination park space for the Nation’s Capital, centered on Confederation Park, the open spaces surrounding City Hall and the edges of the Rideau Canal. [Amendment #24, May 25, 2005]
1.8 Lowertown
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1.8.1 Vision Residential Predominance
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V o l u m e 2A – Secondary Plans Central Area It is envisioned that Lowertown will evolve, over time, into an attractive pedestrian-oriented predominantly residential urban village neighbourhood, with a significant heritage component. With housing remaining as the predominant use, the Lowertown will feature a mix of uses within heritage and sensitively designed newer buildings, which respect the character and scale of nearby heritage buildings. Under utilized and vacant sites will infill, consolidating and revitalizing the neighbourhood. This trend to intensification will also include much needed community-serving uses which will support housing and help to create a sense of neighbourhood for the area. With its pedestrian orientation, residents of Lowertown will support, and enjoy convenient access to the shopping, entertainment and employment opportunities offered by the nearby ByWard Market, Rideau/Congress Centre and Rideau Street areas. The Scale The scale of development in the northern part of the Lowertown will be predominantly low profile, respecting individual heritage buildings and the scale and texture of traditional lot development patterns in the area. Some attractive medium to higher profile buildings will develop within the southern part of the Lowertown, between the south side of York Street and Rideau Street, and along its eastern edge. This will create a transition to the high profile commercial node envisioned at the east end of Rideau Street, and an edge along King Edward Avenue, which will frame this future gateway and Lowertown. Mixed Uses Predominantly residential uses will be provided within Lowertown, including the residential-only enclave along Clarence Street, while a compatible mix of residential, commercial and street-level retail uses will evolve in the areas to the south and east, and along arterial roads. More vibrant activity, such as popular entertainment uses and restaurants, will be focused at street-level in the southerly area, providing a sense of vitality and an area of transition to similar uses in the ByWard Market and Rideau Street areas. A limited number of neighbourhood commercial uses will exist at grade on Cumberland, Murray and St. Patrick Streets, mainly in heritage buildings, offering a mix of quiet pedestrian-oriented uses serving primarily local needs and providing opportunities for neighbours to meet. Uses which have a wider community focus, such as a grocery store, will be oriented mainly south of York Street on Cumberland. York Street York Street will serve as an important pedestrian promenade and entrance way to the ByWard Market, with distinctive streetscaping in keeping with its historic context. This attractive streetscape will particularly be oriented to the needs of the Lowertown as it passes through the neighbourhood, with area residents taking full advantage of casual seating and landscaped areas. Support Facilities Community Amenities Lowertown will continue to serve as a model of community support and integration. A relatively high level of social service facilities and housing which serve the needs of small households will be maintained and protected. However, facilities and amenities will also be established which serve the needs of, and promote interaction among the entire community. For example, small green landscaped open spaces and gathering places, like courtyards and pocket parks, will provide community meeting places for casual interaction and organized events. Street Environment The area's harsh street environment will soften through abundant tree planting and streetscape improvements which respect heritage resources in the area, stemming from a growing sense of neighbourhood identity and pride, and a conscious effort to preserve and enhance the urban forest. Secure, inviting, pedestrian corridors will result, creating a sense of cohesiveness with neighbouring areas. In particular, efforts will focus on improving pedestrian safety and access across King Edward Avenue, thus reuniting the Lowertown community, along with significant enhancement of the street and Official Plan Consolidation for the City of Ottawa
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V o l u m e 2A – Secondary Plans Central Area reforestation along the boulevard. In addition, the Waller Street mall pedestrian link to Rideau Street will be animated and connected to pedestrian corridors in Lowertown. Striking public views, such as those of St. Brigid's Church and the Parliament Buildings, will be maintained and enhanced. Traffic Calming The livability of the area will be enhanced through traffic calming measures which discourage inappropriate traffic movement within the predominantly residential part of the neighbourhood, thus reducing carbon emissions, and promoting an enjoyable pedestrian and cycling environment. A concerted effort will also be made to ensure adequate safety and security in the area, particularly in the public environment. Integrated Developments Along suitable edges of the area, a limited number of sensitively integrated mixed-use developments with short-term parking facilities may develop which also support adjacent areas while traffic impacts are controlled. As exciting redevelopment and environmental improvements are introduced, and a social framework established, Lowertown will come to be regarded as an ultimate neighbourhood for a variety of residents.
1.8.2 Objectives Predominantly Residential Neighbourhood a. To encourage the evolution of the Lowertown as designated on Schedule B - Central Areas Character Areas and Theme Streets, as a distinct, predominantly residential, pedestrian-oriented neighbourhood, which contributes to the vitality of the Central Area. Protect Heritage b. To protect and enhance the heritage character and features of the area and ensure sensitive new development. Improve Livability c. To improve the livability of the Lowertown and permit the provision of social services in the area.
1.8.3 Policies Residential Emphasis a. City Council shall permit predominantly residential uses within Lowertown, as well as limited commercial uses while having regard to the following criteria: i. residential only along Clarence Street with the exception of mixed-use development at 138140 Clarence Street;] ii. limited pedestrian-oriented neighbourhood commercial uses at-grade on Cumberland, Murray, and St. Patrick Streets, especially in heritage buildings which serve primarily local needs and do not attract large volumes of vehicular traffic, such as confectioneries, personal and business services and small stores; iii. predominantly residential mixed use development on the eastern edge of Lowertown; iv. mix of uses in the southern part of Lowertown, featuring residential uses, and more vibrant commercial uses at grade, such as retail, restaurant and entertainment uses, which provide an appropriate transition to similar uses in the ByWard Market and Rideau Street areas; and v. public and institutional uses, especially in heritage buildings, which serve neighbourhood needs, and where appropriate, wider needs. Heritage Conservation and Enhancement
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V o l u m e 2A – Secondary Plans Central Area b. City Council shall protect and enhance the heritage resources, character and features of Lowertown, and shall ensure sensitive development which respects the character and scale of nearby heritage buildings. Profile of Development c. City Council shall permit infill development, in accordance with the following building profile criteria: i. predominantly low profile development within the northern part of Lowertown, which respects its heritage scale and character in accordance with Policy b) above; and ii. medium, and where appropriate, limited high profile development in the eastern and southern parts of Lowertown, which creates an edge along King Edward Avenue and complements the high profile node in the vicinity of King Edward Avenue and Rideau Street. Residential Design Criteria d. City Council shall take into account the design criteria identified in Ottawa Official Plan Section 2.5.1 and 3.6.6, and in particular as reflected below, when reviewing proposals for residential development within the Lowertown: i. treatment of the lower floors of high to medium profile buildings to create visual interest; ii. setting back the upper storeys of high to medium profile buildings to create a human scale and minimize overpowering and overshadowing effects; iii. where appropriate, providing a transition from lower profile to higher profile buildings, and vice versa; iv. the creation of an identifiable entrance and a strong transition from the public right-of-way; v. minimizing sun, shadowing, and undesirable wind conditions at-grade; vi. the provision of usable private and common outdoor landscaped amenity areas; vii. the provision of adequate privacy and sunlight for residential units; and viii. the provision of a tree planting corridor/area. Heritage Sensitivity e. City Council shall ensure that regardless of profile, residential development respects, and is sensitive to nearby heritage buildings and maintains a sense of human scale. Livability f. City Council shall ensure that the livability of Lowertown is improved by enhancing the pedestrian environment and/or through the provision of community-serving uses, through such measures as the following: i.
Pedestrian Environment - identifying and enhancing pedestrian corridors and links with appropriate streetscaping treatment, including tree planting corridors and elements which complement the architectural context of abutting properties, particularly heritage sites; ii. Animate Waller Street Mall - animating and enhancing the Waller Street mall pedestrian link and connecting it with pedestrian corridors in Lowertown; iii. Community Uses - providing community and leisure facilities and open spaces such as social activity centres, sports facilities, rooftop terraces, and green pocket parks linked to pedestrian corridors; and iv. Social Services - providing social services such as emergency shelters and drop-in centres.
Gateways and Distinctive Streets g. City Council shall ensure the revitalization and enhancement of gateways and distinctive streets in Lowertown; in particular, Council shall ensure that:
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King Edward Avenue - King Edward Avenue is developed as a boulevard and major gateway into the Central Area, with prominent streetscaping, secure and visible pedestrian crossings and strong visual links to Ottawa City Hall; and ii. York Street - York Street is enhanced as a distinctive street and entrance to, and promenade through, the ByWard Market, while ensuring that where it passes through Lowertown, it is oriented to the needs of the neighbourhood, such as through the provision of pedestrian amenity space in keeping with Policy m) ii. below. [Amendment 24, May 25, 2005] h. City Council shall treat Dalhousie Street as a mainstreet with local and destination retail, services, restaurants and boutiques. Parking i. City Council may permit, within mixed use development along suitable edges of the Village, sensitively integrated short-term public parking facilities which may also serve adjacent areas. Council shall ensure that traffic generated by such parking does not exceed the capacity of connecting roadways, and shall minimize potential vehicular impacts on nearby residential uses. Traffic Calming j. City Council shall investigate the potential use of traffic calming methods in the Lowertown, particularly in the central part of the area, in order to improve the livability of the neighbourhood, in support of Policy f) above. Views k. City Council shall protect and enhance significant public views. In particular, Council shall ensure that the York Street view corridor, and views of St. Brigid's Church and Parliament Hill are maintained. [Subject to Amendment 69, November 26, 2008] Safety and Security l. City Council shall ensure the review of all development proposals and public improvements within the Lowertown to take into account appropriate safety and public security considerations, including adequate street lighting. Targeted Strategies m. City Council shall consider undertaking the following targeted strategies (see Annex 10) to implement the Downtown Ottawa Urban Design Strategy: i. Eastern Market Re-Urbanization Area - an area plan for the Eastern Market Area (bounded by Dalhousie, St Patrick, King Edward and Rideau), to provide design guidance for future development and investment in the public realm, including streetscape improvements along Cumberland Street and a re-image of York and George Streets; ii. Re-image York and George Streets - as part of the Eastern Market area plan, a York and George Streets streetscaping plan to help create a unique street-related open space image that emphasizes their key role in the re-urbanization of the Eastern Market area; iii. Dalhousie as a Mainstreet - as part of the Eastern Market area plan, reinforcement of Dalhousie Street as a mainstreet, with: all new development fronting onto the street and maintaining the existing low-profile building scale; the removal of surface parking lots; and streetscape enhancements, including soft landscaping. [Amendment 24, May 25, 2005]
1.9 Sandy Hill West
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1.9.1 Vision Heritage Residential Neighbourhood In the future, Sandy Hill West will remain an attractive, heritage residential predominantly low profile neighbourhood which integrates well with the Central Area east of the Canal and with the adjacent Sandy Hill neighbourhood. Residents of this neighbourhood will be attracted by, and enjoy he ambience of its Official Plan Consolidation for the City of Ottawa
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V o l u m e 2A – Secondary Plans Central Area heritage setting, as well as the benefits of its convenient location abutting Rideau Street and the Central Business District, and the nearby Rideau/Congress Centre and Lowertown (By Ward Village) areas. Heritage Focus The rich heritage fabric of Sandy Hill West will serve as the focus of this special neighbourhood, and will be protected and enhanced through its designation as a Heritage Conservation District. New infill development will be sensitive to the low profile character and unique features of nearby heritage buildings, protecting the ambience and livability of the area. Transition Along the north side of Besserer Street, medium to higher profile mixed use development will provide an appropriate transition between the heritage district to the south and the node of higher profile development along the east end of Rideau Street. This infill development will be sensitively designed and contain a mix of uses, including a theatre district on the north side of Besserer Street which connects the Ottawa Little Theatre with the Arts Court arts and cultural centre and visitor-oriented uses in the Rideau/Congress Centre area. Pedestrian Environment Pedestrians walking through Sandy Hill West will enjoy striking views of heritage buildings and churches along a pleasant system of enhanced pedestrian corridors, identified with attractive landscaping and streetscape elements which are sensitive to the architectural character of the area. Improved pedestrian links, including an enhanced urban experience along Cumberland Street with new streetscaping and traffic management improvements, and inviting, safe crossings of Waller Street and King Edward Avenue, will promote pedestrian movement between Sandy Hill West and surrounding areas such as the Rideau/Congress Centre Area, the University of Ottawa, and Sandy Hill east of King Edward Avenue. People will enjoy strolling along Daly Avenue; its fine streetscape of heritage buildings connecting with a similar heritage streetscapes in Sandy Hill. [Amendment 24, May 25, 2005] Heritage Landmarks The concentration of religious institutions will continue to be a focal point for Sandy Hill West, with the four striking heritage churches serving as visual landmarks and playing an important role in this small neighbourhood's exemplary provision of social services, such as drop-in centres. Leisure Uses Spaces A special emphasis will be placed on reforestation, by protecting and significantly adding to the area's street trees, while establishing new green open spaces and pedestrian amenity areas which are lacking in Sandy Hill West. The provision of small open spaces in association with new development particularly in the southeast part of the area, and along pedestrian corridors, will be considered a priority. The neighbourhood will also continue to rely upon the community centres, health clinics, parks and sportsfields of nearby neighbourhoods, as well as the open space amenity of the nearby Canal Area. Improved Traffic Circulation Improvements to traffic circulation in the Central Area east of the Canal, such as the opening of Rideau Street to accommodate automobiles, will reduce traffic impacts within Sandy Hill West and improve its livability. In particular, the removal of through truck traffic when appropriate alternative truck routes become available, will result in a quieter, safer environment. Infill development on the south side of Stewart Street in the adjacent University of Ottawa area will recognize the special character of Sandy Hill West by providing street-oriented development that contributes to a better integration and an effective transition between the two areas. Sandy Hill West will continue to be a popular residential neighbourhood for primarily small households who appreciate its
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V o l u m e 2A – Secondary Plans Central Area heritage ambience, its enhanced livability and its convenient location near the University of Ottawa, Rideau Street, and the Rideau/Congress Centre. [Amendment 24, May 25, 2005]
1.9.2 Objectives Predominantly Heritage Residential Neighbourhood a. To strengthen and promote Sandy Hill West, as designated on Schedule B - Character Areas and Theme Streets, as a low profile, heritage residential neighbourhood. Protect Heritage b. To protect and enhance the heritage residential character of Sandy Hill West and ensure that new development is sensitive to, and complements the heritage residential qualities of the area. Improve Liability c. To improve and enhance the residential livability of Sandy Hill West, by providing leisure-serving open spaces and amenity areas and ensuring appropriate environmental improvements.
1.9.3 Policies Residential Neighbourhood a. City Council shall permit and favour all types of residential uses in Sandy Hill West, including bed and breakfast facilities, in order to contribute to the vitality of the Central Area east of the Canal. Limited Commercial b. City Council shall limit the extent of commercial uses in Sandy Hill West in accordance with the following criteria in order to maximize the area's residential function and to protect its residential character: i. on the north side of Besserer Street, commercial, residential and other appropriate uses which complement the Rideau Street Central Business District and provide a transition to the residential uses to the south; and ii. on the south side of Besserer Street, predominantly residential uses shall be provided, with limited commercial uses, such as professional offices; and iii. in the heritage commercial area at Daly and Waller Streets, limited commercial, and optional residential and public uses; and iv. in the heritage commercial area on the north side of Laurier Avenue East between Cumberland Street and Ring Lane, limited commercial uses which serve the surrounding neighbourhood. Theatre District c. City Council shall support the evolution of a theatre district and/or arts/cultural district along the north side of Besserer Street, which connects, and creates a transition between the Ottawa Little Theatre and Arts Court in the Rideau/Congress Centre area. In support of this concept, City Council shall respect the residential character of Sandy Hill West and the Central Business District uses of Rideau Street, while encouraging visitor-oriented uses at grade. Protect Heritage d. City Council shall ensure the protection, enhancement and conservation of the heritage resources in Sandy Hill West, by ensuring that new development respects, and is sensitive to nearby heritage. City Council shall pursue the designation of buildings in Sandy Hill West as a Heritage Conservation District, and the adoption of design guidelines. Profile of Development
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V o l u m e 2A – Secondary Plans Central Area e. City Council shall ensure that development in Sandy Hill West respects its low profile heritage character, contributes to a sense of human scale, and provides an appropriate transition to individual heritage buildings and to surrounding areas. In particular, City Council shall: i. ensure predominantly low profile development which respects, creates a building profile transition, and is sensitive to, nearby heritage buildings; ii. permit medium profile development on the south side of Besserer Street, which provides an appropriate building profile transition to the predominantly low profile heritage area to the south; and iii. permit medium to high profile development on the north side of Besserer Street which provides transition to the node of high profile development permitted at the east end of Rideau Street. Residential Livability f. City Council shall undertake to improve and ensure the residential livability of Sandy Hill West and shall, when reviewing plans for development, have regard to the design criteria in Ottawa Official Plan Sections 2.5.1 and 3.6.6. In particular, City Council shall take into account the following in the implementation of this policy: i. the creation of a human scale, and setting back the upper stories of high to medium profile buildings in accordance with Policy e) above; ii. the provision of adequate privacy and sunlight for residential units; iii. the provision of usable private and common outdoor and/or indoor amenity areas; iv. the provision of a tree planting corridor/area; and v. the creation of an identifiable entrance, and a strong transition from the public right-of-way. Leisure Resources g. City Council shall promote the retention and improvement of existing leisure resources. Wherever possible, the addition of pedestrian amenity areas and green open spaces shall be provided. In the fulfillment of this policy, City Council shall promote, and take into account the following: i. the promotion, negotiation and facilitation of a joint-use active recreation space on the southern portion of the St. Joseph's Elementary School site, and the St. Joseph's Church site located in the central portion of the block bounded by Wilbrod, Cumberland, Laurier, and King Edward Avenue, together with the Separate School Board and the appropriate Oblate officials; ii. the enhancement of Ring Street with hard and soft landscaping as a pedestrian link to the above recreation space, while accommodating necessary vehicular movement; and iii. the provision of small pedestrian amenity areas, through the site plan control approvals process, linking the area generally on a southeast/northwest diagonal and connecting with adjacent Character Areas and Theme Streets. Pedestrian Environment h. City Council shall promote the enhancement of the pedestrian environment in Sandy Hill West, through such measures as: i. the designation and enhancement of pedestrian corridors with appropriate streetscaping treatment and elements which are sensitive to, and complement the heritage character and architectural context of the area; and ii. the introduction of small pedestrian amenity areas and open spaces in accordance with Policy g), above. iii. traffic calming focused around Laurier Avenue and Waller Street. [Amendment 24, May 25, 2005] Views
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V o l u m e 2A – Secondary Plans Central Area i.
City Council shall protect and enhance significant views from public rights-of-way in Sandy Hill West, such as those of existing churches in the area, St. Brigid's Church in Lowertown (By Ward Village), and Arts Court in the Rideau/ Congress Centre area.
Through Truck Traffic j. City Council, in support of Policy f) above, shall ensure the eventual removal of through truck traffic as appropriate alternative routes become available, in order to achieve a quieter and safer living environment. Short-term Parking k. City Council may permit, on the north side of Besserer Street west of Cumberland Street, sensitively designed short-term parking facilities integrated within mixed use development which may serve the adjacent Rideau Street and/or Rideau/Congress Centre areas. City Council shall ensure that traffic generated by such facilities does not exceed the capacity of connecting roadways, and shall also minimize potential vehicular impacts on nearby residential uses. Targeted Strategies l. City Council shall consider undertaking the following targeted strategies (see Annex 10) to implement the Downtown Ottawa Urban Design Strategy: i. King Edward South Beautification - a streetscaping plan for King Edward Avenue adjacent to the Sandy Hill West Character Area (as part of a larger streetscaping plan extending from Rideau Street to Mann Avenue), including street tree planting, lighting, landscaping, sidewalk enhancement, public art, street furniture and landscaping; ii. Cumberland Street Beautification - a streetscaping plan for Cumberland Street, including paving, lighting, street furniture, street tree planting, landscaping and a special intersection treatment at Laurier, in order to enhance the street’s role as the main pedestrian and cycling route to Rideau Street from the University; iii. Urban Grid Reconstruction Area: Nicholas/Laurier/ MacKenzie/ Waller/Rideau - as part of a downtown transportation study, traffic calming and intersection treatments along the southeastern edge of the Character Area (including Nicholas/ Waller to improve the pedestrian environment and access through the area. [Amendment 24, May 25, 2005]
1.10 Upper Town
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1.10.1 Vision Residential Predominance
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V o l u m e 2A – Secondary Plans Central Area In the future, Upper Town will contribute significantly to the vitality of the Central Area and especially the Core, as an attractive, livable urban residential neighbourhood which focuses on a unique heritage district and enjoyable pedestrian environment. Housing will be the predominant use, while a limited number of pedestrian-oriented uses will co-exist atgrade, such as confectioneries, restaurants or outdoor cafÊs which cater mainly to local residents. In the northern part of the area a few quiet bed and breakfast establishments, mainly in heritage buildings, and a limited number of small hotels will contribute to the pedestrian ambience of the area and provide a transition to nearby hotels in the western part of the Core and Sparks Street. Heritage Conservation The predominantly low-to-medium profile Cathedral Hill Heritage Conservation District, near the Garden of the Provinces on the northwestern edge of the area, will create a unique transitional entry to Upper Town and the Core. The architectural integrity and cultural identity of this significant historic grouping of buildings will be protected and enhanced. The imposing Roper House, for example, an Ottawa landmark, will be visible above the prominent historic limestone cliff from gateways in LeBreton Flats, and from Confederation Boulevard. Pedestrians walking along the western part of Sparks Street will be drawn to the special heritage character of this area, as well as to the panoramic views of LeBreton Flats, the Ottawa River, and Hull from an aesthetically landscaped pedestrian amenity area which interprets Ottawa's early geologic history from atop the limestone cliff and leads down to the lower levels of an escarpment area park. [Amendment 24, May 25, 2005] Profile Predominantly medium and high profile development which creates a human scale and respects occasional heritage buildings will be featured in the remainder of Upper Town, south of the Cathedral Hill Heritage Conservation District. New residential buildings will be sensitively designed to contribute to an enjoyable pedestrian streetscape and a livable environment, through design features which avoid overpowering effects, minimize shadowing and wind, enhance the urban forest and provide usable indoor and outdoor amenity areas. Pedestrian Movement An identifiable pedestrian pathway system in the area will link the Garden of the Provinces, the Cathedral Hill district, Sparks Street, LeBreton Flats, the Core, and open spaces in Upper Town. Attractive streetscape elements with abundant landscaping will be sensitive to the architectural character of the area, and will create opportunities for socializing. The block containing the Ottawa Technical High School will contain public and significant infill residential uses, as well as enhanced open space which will serve as the focus of the southern part of Upper Town, and will be used for a variety of shared-use leisure activities. [Amendment 24, May 25, 2005] Transportation Transitway improvements and the introduction of rapid transit will contribute to improved residential livability in Upper Town, providing an enhanced street environment, reduced noise and improved air quality, while continuing to provide a high level of transit service. [Amendment 24, May 25, 2005] Through a combination of public and private measures, the Upper Town of the future will be an attractive livable urban neighbourhood whose convenient location next to the Core will attract not only residents, but visitors who will enjoy its special historic ambience and its enjoyable pedestrian environment.
1.10.2 Objectives Predominantly Residential Uses
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V o l u m e 2A – Secondary Plans Central Area a. To strengthen and protect Upper Town as designated on Schedule B - Character Areas and Theme Streets as a predominantly residential neighbourhood which contributes to the vitality of the Central Area. Enhance Livability Protect Heritage b. To improve the residential livability of Upper Town, and preserve and enhance its heritage resources.
1.10.3 Policies Predominantly Residential Neighbourhood [O.M.B. Decision, March 24, 1998] a. City Council shall permit predominantly residential uses, including bed and breakfast establishments, within Upper Town in order to contribute to the vitality of the Central Area, and especially the adjacent Core. City Council may also permit: i. limited commercial uses at grade within the area, such as confectioneries, restaurants, personal services, provided that such uses primarily serve the needs of local residents and that they do not: attract large volumes of automobile traffic, generate excessive noise and/or fumes, require large areas for on-site outdoor storage of goods or vehicles; i. a limited number of other uses within the area which are complementary to, and compatible with the residential character of the area consistent with the criteria in I) above, such as leisure and public uses, and limited offices, provided that residential uses remain dominant in the area. Cathedral Hill Conservation b. City Council shall ensure the protection, conservation and enhancement of the heritage resources and features of Upper Town, and shall designate the Cathedral Hill heritage area as a heritage conservation district, including the historic limestone cliff adjacent to LeBreton Flats. In realizing this aim, City Council shall adopt design criteria in accordance with Ottawa Official Plan Sections 2.5.1 and 3.6.6 to ensure that new infill development, alterations to existing heritage buildings, and/or public improvements within this area are sensitive to, and complement its special heritage character. Profile of Development c. City Council shall permit predominantly medium and high profile development within Upper Town provided that development: i. within the Cathedral Hill heritage area is predominantly low-to medium profile, retains the prominence of the historic limestone cliff as provided below and is sensitive to the heritage character of the district; ii. achieves a transition from the historic limestone cliff and the predominantly low-to-medium profile forms in the Cathedral Hill heritage area to the predominantly medium and high profile forms in the remainder of Upper Town. This transition shall create a unique transitional entrance to the Central Area which respects the heritage character of the Cathedral Hill area and the prominence of the historic limestone cliff; iii. regardless of profile, contributes to a sense of human scale; iv. where appropriate, creates an effective transition between lower and higher profile forms; and v. creates a transition to the existing residential neighbourhoods to the south. [Amendment 24, May 25, 2005] Residential Livability
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V o l u m e 2A – Secondary Plans Central Area d. City Council shall undertake to ensure and improve the livability of Upper Town and shall accordingly take into account the design criteria in Ottawa Official Plan, Section 2.5.1 and 3.6.6 when reviewing proposals for residential development within the area, in particular: i. treatment of the lower floors of high-to-medium profile buildings to create visual interest; ii. setting back the upper storeys of high to medium profile buildings, including the use of podiums, to create a human scale and minimize overpowering and overshadowing effects; iii. where appropriate, providing a transition from lower profile to higher profile buildings, and vice versa; iv. the creation of an identifiable entrance and a strong transition from the public right-of-way; v. minimizing sun shadowing and undesirable wind conditions at-grade; vi. the provision of usable private and common outdoor landscaped amenity areas; vii. the provision of adequate privacy and sunlight for residential units; and viii. the provision of a tree planting corridor/area. [Amendment 24, May 25, 2005] Pedestrian Environment and Open spaces e. City Council shall ensure the improvement and enhancement of the pedestrian and open space environment in Upper Town through such measures as: i. the designation and enhancement of pedestrian corridors, and in particular, the provision of an identifiable, enjoyable pedestrian network within the area which provides abundant landscape elements and links with local and nearby open spaces, Theme Streets and Character Areas, in particular, the Cathedral Hill heritage area, Sparks Street, the Core, LeBreton Flats, the Parliamentary Precinct and the Ottawa River, and Centretown; ii. Existing Open Spaces - promotion of the protection of existing open space areas such as the Garden of the Provinces; iii. Long-Term Open Spaces Needed - the investigation of the long-term open space needs of Upper Town, together with the Ottawa Board of Education and other levels of government, and in the interim, the shared use of the Ottawa Technical High School open space and adjoining City lands; iv. Open Space Enhancement - the investigation of the potential enhancement of the open space overlooking LeBreton Flats, atop the historic limestone cliff at the western end of Sparks Street, and the creation of a destination park, as per Policy h) below, through such measures as the provision of suitable soft and hard landscape elements which are sensitive to the character of the Cathedral Hill heritage area, the preservation of panoramic views from this site, provision of a staircase or other movement system from the top of the cliff to the base of the escarpment and the lower levels of an escarpment park and the provision of suitable interpretive elements relating to Ottawa's geologic and architectural history, together with other levels of government. [Amendment 24, May 25, 2005] Views f. City Council shall ensure the protection and enhancement of significant views from public open spaces and along public rights-of-way in Upper Town. In particular, the panoramic views of LeBreton Flats, the Ottawa River and the Islands from the Sparks Street right-of-way in accordance with Policy e) above, as well as significant views to adjacent Character Areas, such as Sparks Street, the Core, and the Parliamentary Precinct, shall be protected and enhanced. [Subject to Amendment 69, November 26, 2008] Transportation Elements g. City Council shall promote and cooperate with other levels of government, in the mitigation, and avoidance of undesirable impacts of through traffic movements or transportation improvements within the area. In this regard, City Council shall also recognize the key role of rapid transit corridors within this area and ensure that a comprehensive area plan is undertaken to examine how a future connection to a grade-separated downtown rapid transit facility can be protected Official Plan Consolidation for the City of Ottawa
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V o l u m e 2A – Secondary Plans Central Area while minimizing the impact on the development potential of the Escarpment Park District. [Amendment 24, May 25, 2005] Targeted Strategies h. City Council shall consider undertaking the following targeted strategies (see Annex 10), as part of a comprehensive area plan in collaboration with the National Capital Commission and the Ottawa-Carleton District School Board, to implement the Downtown Ottawa Urban Design Strategy: i. Escarpment Park - the development of an escarpment park to bridge the upper and lower areas of the escarpment and to provide a direct link to the open space network proposed for LeBreton Flats as well as to Sparks Street; ii. The Escarpment Park District - a development plan for the residentially-zoned parcels in the Escarpment Park District, and; iii. Redevelopment of the Former Ottawa Technical High School Site - a development plan for the former Ottawa Technical School site and the adjacent City-owned lands in order to: create a community park and development parcels for high density residential mixed use, including a potential educational or other institutional facility in the restored former high school or a new building; review the options for restoration or removal of the former high school building; create a new public street or mid-block pedestrian connection between Laurier Avenue and Albert Street; and provide streetscape improvements and street tree planting along Laurier Avenue and Slater Street between Bronson Avenue and Bay Street, including the Bronson, Bay and Albert Street edges. [Amendment 24, May 25, 2005]
1.11 LeBreton Flats (Reference may be made to the report entitled "The LeBreton Flats Plan incorporating Official Plan Amendments" prepared by the National Capital Commission, January 1997. This report contains extensive background information concerning LeBreton Flats.)
1.11.1 Vision Unique Site LeBreton Flats is a unique site, critical to the future of the heart of the Nation's Capital and the Central Area of the City of Ottawa. LeBreton Flats has a destiny, other than as idle lands, and has the potential to support a vibrant community once again. People-Place The Vision is to make LeBreton Flats a people-place for the next century; to challenge the developers and decision makers of the future to create an urbane community within the Ottawa downtown where people can live, work, socialize and play. This community will be one of mixed uses, surrounded by open spaces. It will consist of compact neighbourhoods, linked together and to the wider open space network by pathways and pedestrian-friendly streets. The entire area will be supported by highly accessible public transit, to reduce reliance on the automobile. Mixed Uses LeBreton Flats will mean residential intensification in the Central Area and the introduction of new community-based employment opportunities. Mixed use will be a priority, in achieving a balance of jobs and housing and more efficient use of valuable urban land and infrastructure. Housing types, sizes and costs will respond to current and upcoming demographic shifts, and offer new opportunities for high
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V o l u m e 2A – Secondary Plans Central Area quality design at medium to high densities within the Central Area. It will "reclaim" an orphaned site, through ensuring that remediation is undertaken as the site is developed. National Capital Role The role of Ottawa as the National Capital will be enhanced by the future LeBreton Flats. One of the last waterfront pieces of real estate in the downtown area will be retained in public hands as open space, with an emphasis on public access, and cultural and office uses of national and capital significance. A "LeBreton Common" will be provided as a major gathering place and stage for events, filling a critical gap in the current system of programmable open spaces in the Capital. Blueprint for 21st Century The LeBreton Flats plan represents a blueprint for the 21st century, which has the ability to satisfy many objectives through its diversity, balance and orientation.
1.11.2 Objectives a. To provide an extension to the Central Area, with a diverse range of uses and activities, where people can live, work, socialize and play. b. To create an opportunity to increase the National Capital presence in the Central Area, with development that will attract visitors to Ottawa. c. To promote compact development and encourage the efficient use of land in proximity to the LeBreton Flats transitway station. d. To provide an opportunity to substantially increase the number of dwelling units in the Central Area, with a range of housing options. e. To promote increased employment opportunities in the Central Area. f. To promote linkages with the adjacent areas and encourage the use of LeBreton Flats by the existing community. g. To ensure that development is compatible with the adjacent areas. h. To enhance the unique attributes of the site, such as the riverfront and the aqueduct. i. To encourage public use and accessibility of the Greenway System. j. To protect and integrate the designated heritage features such as the aqueduct, its bridges and the Pumping Station, in a sensitive manner. k. To ensure that infrastructure improvements are identified and undertaken. l. To ensure that the area meets the applicable soil and groundwater remediation standards. m. To ensure that development proceeds in an orderly and efficient manner.
1.11.3 Land Use Policies The following policies apply to the land use designations shown on Schedule Q - LeBreton Flats Land Use. The land use categories include: Cultural/Office; Greenway System - Waterway Corridor, Major Open Space, Linkage; Mixed Use; and, Residential. 1.11.3.1 Cultural/Office Area Publicly-Oriented Uses a. City Council shall support and encourage the development of publicly-oriented uses in the northern section of LeBreton Flats, to serve as a western anchor for Confederation Boulevard and the Parliamentary Precinct. b. City Council shall permit uses such as museums, art galleries and offices, and shall encourage public access, at least within the ground floors of buildings. c. City Council shall permit at-grade supporting uses such as retail, entertainment and restaurant venues, to promote this as a lively and attractive people-place during the days and evenings. d. City Council shall encourage and support the development of new nationally significant nongovernmental and governmental uses, and in the expansion of the range of tourist attractions.
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V o l u m e 2A – Secondary Plans Central Area Generous Setbacks e. City Council shall ensure that a generous setback is provided between the Waterway Corridor Area and buildings north of the proposed "LeBreton Common", in order to increase the amount of open space between buildings and the Ottawa River; and, shall encourage this setback area to be developed as publicly-accessible outdoor space associated with those buildings. 1.11.3.2 Greenway System Orientation a. City Council shall ensure that the Greenway System provides for public access to the Ottawa River, protection of significant natural areas, provision of municipal and federal park spaces, internal pedestrian/cycle linkages, and connections with the adjacent Greenway System; and in this regard shall support the provision of approximately 40 percent of LeBreton Flats as open space lands. City Council recognizes that the "Greenway - Major Open Space" designation north of Scott Street and west of the proposed municipal park will remain as vacant land until its future use and remediation requirements are determined and that an official plan amendment may at some time be forthcoming to permit this land to be developed. Waterway Corridor b. City Council shall ensure that the Waterway Corridor lands provide a variable width of parkland of at least 40 metres, between the edge of the Ottawa River and the Cultural/Office area, to facilitate public access to the riverfront in an open space environment. c. City Council shall require that a Landscaping/Habitat Restoration Plan be prepared to the satisfaction of the City of Ottawa, prior to the development of the Cultural/Office lands, and in conjunction with the proposed removal of the Ottawa River Parkway. Major Open Spaces d. City Council shall encourage and support the use of the Major Open Space lands, identified as "LeBreton Common" on Schedule Q, for the staging of national, regional and local festivals and special events, and as a park area for ceremonial and leisure activities. e. City Council shall encourage the planning and programming of the "LeBreton Common" to address the mitigation of potential negative impacts on the adjacent community; and, shall permit only park use in this regard. f. City Council shall ensure that adequate community recreational uses are provided through zoning and the development of a proposed municipal park of approximately 2.5 hectares, as shown on Schedule Q. g. The City of Ottawa shall undertake the planning and design of the proposed municipal park. h. City Council shall require that the municipal park be dedicated and developed within one year of the registration of a plan of subdivision, or the approval of a site plan control application for any lands adjacent to the park. Natural Features i. City Council shall require the retention of the major wooded areas and natural features within Linkage lands in the vicinity of the Fleet Street Pumping Station and the tailrace. Linkage Lands j. City Council shall require that a minimum of 5 metres of open space is provided between the proposed fence line along the aqueduct and adjacent properties, to provide pedestrian/cycle paths for access to the proposed municipal park and to the rest of the Central Area.
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City Council shall encourage the National Capital Commission to develop the aqueduct area as parkland, taking into consideration its heritage, and landscape/habitat values, in the context of its importance to the vitality and attractiveness of LeBreton. City Council shall investigate using the aqueduct inlet water area as a leisure resource, while recognizing its function as the inlet to the operating underground conduit which provides water power to the Fleet Street Pumping Station. City Council shall ensure that the existing aqueduct bridges, where possible, provide pathway connections over the aqueduct City Council shall ensure that any potential negative impact on the aqueduct inlet and tailrace areas resulting from the construction of new bridges associated with the proposed "LeBreton Boulevard" is minimized through an Environmental Assessment process. City Council shall encourage the retention of the kayak training course in the tailrace. City Council shall require that applications for site plan approval for developments abutting the aqueduct tailrace are supported by geotechnical assessments to evaluate slope stability and development setbacks. The City of Ottawa shall undertake a recreational and cultural needs study for Planning District 3, which will identify those requirements that should be included in the development of the LeBreton Flats community.
Thomson-Perkins Mill r. City Council shall permit commercial uses in the Thomson-Perkins Mill heritage building. 1.11.3.3 Mixed Use Area Permitted Uses a. City Council shall permit a broad range of uses including residential, retail, office, entertainment, cultural, institutional and recreational uses within mixed use areas abutting arterial roads to generate all-day and year-round activity, and serve the needs of the community; and, in this regard, the primary uses shall be office or residential uses. Transit Use b. City Council shall permit high density/profile office and/or residential uses above the ground floor of buildings along Booth Street, south of the proposed "LeBreton Boulevard", to encourage the use of transit facilities. Use Integration c. City Council shall support the integration of residential and commercial and other uses within the same blocks and/or the same buildings. Pedestrian-Oriented Uses d. City Council shall require that Booth Street provides a variety of small-scale, continuous, ground floor pedestrian-oriented uses, such as retail, restaurant and personal service uses, in creating a "Main Street" focus to serve the new community and visitors to the area. e. City Council shall permit a variety of ground-floor, small-scale retail, cultural, restaurant and entertainment uses, below residential uses along the north side of the aqueduct, to enhance public activity along this part of the aqueduct; and, in this regard, shall encourage the integration of the non-built area of these properties with the adjacent aqueduct Linkage lands. f. City Council shall permit limited retail development in other areas to provide for the immediate needs and convenience of residents, workers and visitors, while not detracting from the "Main Street" focus along Booth Street. g. City Council shall require that predominately residential development be provided along local residential streets with commercial development focused along Booth Street.
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V o l u m e 2A – Secondary Plans Central Area 1.11.3.4 Residential Area a. City Council shall support the provision of a range of housing forms in medium to high profile buildings of a density appropriate to the downtown area, generally ranging from stacked townhouses to apartment buildings, to make effective use of the infrastructure, services and facilities within the inner-city area. Affordability and Accessibility b. In support of the City Council’s commitment to achieve affordable housing within the Central Area, City Council shall require; i. That the amount of land to be set aside through the subdivision approval process shall be sufficient to allow 25% of the total housing stock within LeBreton Flats to be affordable Housing to the Action Ottawa criteria, or to the new Official Plan and proposed Municipal Housing Statement when approved; ii. That the City work with the National Capital Commission to facilitate partnerships between non-profit housing providers and commercial developers to explore options for providing affordable housing above ground floor commercial developments, to meet the 25% target; iii. That should affordable housing targets not be met prior to 50% of the building permits being issued, City Council will require that the subdivision agreement provide for the City to be given by the National Capital Commission, the first right to acquire the lands for affordable housing. iv. That Council request the National Capital Commission to explore options for facilitating affordable housing by providing long term leases for one ($1.00) dollar to developers willing to build and maintain affordable housing. [Amendment #2, September 3, 2003] Density and Profile c. City Council shall permit high density/profile residential buildings immediately south of the proposed municipal park, and along "LeBreton Boulevard", which will function as an arterial road. Small-Scale Open Spaces d. City Council shall require that the local open space and recreation needs that are not met by the proposed municipal park, such as small play areas for children, be provided within residential areas through the development application review process. Orientation e. City Council shall encourage housing development to be oriented to the local streets, in order to promote community interaction, safety and security. Childcare Facilities f. Through the subdivision and site plan control processes, City Council shall investigate with property owners, options for providing childcare facilities in residential developments. These facilities should be provided at a rate of 9.3 square metres per child for interior space and 5.6 square metres per child for exterior space. Each facility constructed should be for a minimum of 50 children. [Amendment #2, September 3, 2003]
1.11.4 General Policies The following general policies shall apply to LeBreton Flats. 1.11.4.1 Transportation Transit Way and Station a. City Council shall encourage the construction of the proposed new transitway and station, prior to the start of development, to avoid negative impacts on the new community during construction;
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V o l u m e 2A – Secondary Plans Central Area and, shall encourage a high level of pedestrian/cycle access to the transit station and the provision of cycle storage facilities. Parkway Relocation and LeBreton Boulevard b. City Council shall support the relocation of the Ottawa River Parkway within LeBreton Flats, in order to ensure that the riverfront area is opened up to the public. With regard to LeBreton Boulevard, the National Capital Commission will ensure the required environmental assessment and functional design will address the impacts that the alignment will have on building heights and views in accordance with the City of Ottawa Official Plan. Traffic Impact Studies c. City Council shall require that traffic impact studies be undertaken prior to the approval of applications for development, to ensure that site-generated traffic can be adequately accommodated and/or that measures are carried out to meet identified deficiencies, to the satisfaction of the City of Ottawa and the Regional Municipality of Ottawa-Carleton. Noise Studies d. City Council shall require that noise studies be undertaken to the satisfaction of the City of Ottawa for development adjacent to the proposed transitway and station, and along arterial roads, and that appropriate mitigation measures are undertaken to address potential impacts. Traffic Calming e. City Council shall require that traffic calming be considered in the design of local roads serving the residential areas, with a focus on minimizing potential shortcutting by through traffic, and as a means of improving livability and pedestrian and cycle safety, through Urban Design Guidelines, as set out in 1.11.4.4 a) below. Alternate Development Standards f. City Council shall require that Alternate Development Standards be considered in determining the appropriate rights-of-way and adequate pedestrian, cycle and roadway facilities, through Urban Design Guidelines, as set out in 1.11.4.4 a) below. Pedestrian/ Cycle Path System g. City Council shall encourage the incorporation of a continuous pedestrian/cycle path system within the Greenway, to encourage non-automobile movement; and, shall ensure its integration with facilities in the rights-of-way, and linkage with pathways outside LeBreton Flats. h. City Council shall encourage publicly-accessible pathways to the waterfront area through the northern Cultural/Office lands, and the "LeBreton Common". i. City Council shall support the provision of commuter cycling lanes along the proposed arterial roads. j. City Council shall require an at-grade connection to Booth Street from the proposed pedestrian/cycle path along Ottawa Street to the west and the Linkage lands to the east. k. City Council shall support the retention of the existing Heritage Designated aqueduct bridges as pedestrian/cycle connections across the aqueduct, in order to encourage safe north/south movement. l. City Council shall support the retention of the Heritage Designated Pooley's Bridge as a pedestrian/cycle connection. m. City Council shall support the provision of a pedestrian/cycle link under the Preston Street extension at the aqueduct, for access to the proposed municipal park. Parking
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V o l u m e 2A – Secondary Plans Central Area n. City Council shall support shared parking facilities in mixed use developments, to encourage the efficient use of lands and the integration of uses; and, shall consider reduced parking requirements for developments within walking distance of the proposed transit station, to encourage the use of public transit; and, shall discourage surface parking facilities, to minimize the negative impact of such facilities. Tour Bus Parking o. City Council shall support the continuation of tour bus parking in LeBreton Flats in cooperation with the National Capital Commission, while ensuring that potential noise, visual and traffic impacts are minimized, and the development of the LeBreton Flats Character Area is not compromised. p. City Council shall encourage the provision of adequate automobile and tour bus parking to serve the proposed LeBreton Common through such means as: i. ii.
shared use of parking facilities associated with uses within the Cultural/Office lands on LeBreton; and utilizing parking facilities in the adjacent non-residential areas such as the Core Area and Parliamentary Precinct.
Community Linkage q. City Council shall encourage the provision of adequate pedestrian and cycle connections across Scott/Wellington/Albert Street, to encourage the safe movement of people between LeBreton Flats and the existing community. Transit Servicing Plan r. City Council shall, as a priority, develop in consultation with the National Capital Commission, a transit servicing plan for LeBreton Flats that will be integrated with the City's transit system and shall require the provision of infrastructure and facilities such as but not limited to pedestrian paths and connections, transit stops, transit priority lanes along new roads, and Transportation Demand Management plans, to support the transit service plan through the development approvals process. [Amendment #2, September 3, 2003] Roadway Concept Plan s. City Council shall require that the National Capital Commission develop a comprehensive roadway concept plan for all the roads to be developed and/or improved within LeBreton Flats. This concept plan will identify roadway cross sections that respond to policies in the Secondary Plan, the location of below and above grade services and will be subject to acceptance by the City and Utility Agencies. City Council will require that the accepted concept plan be used to define/detail conditions related to the construction of roads through subdivision and road opening approvals. [Amendment #2, September 3, 2003] 1.11.4.2 Environment Soil and Ground Water Contamination a. City Council shall require environmental site assessment and restoration within the spirit of the Ministry of the Environment Guidelines for Use of Contaminated Sites in Ontario 1996 (revised February 1997), or other federal, provincial, or municipal regulations, as applicable, in effect at the time of development. In this regard, a Phase II Environmental Site Assessment shall be completed within the spirit of the Guidelines, prior to the final approval of a subdivision, severance or site plan control application for the area of such application. It is acknowledged that both City Council and the Ministry of the Environment have accepted certain Phase I and Phase II Environmental Site Assessments completed prior to the release of this guideline, towards fulfilling the spirit of the Guideline. [Amendment #2, September 3, 2003] Official Plan Consolidation for the City of Ottawa
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Site Remediation Plans b. City Council shall require that site-specific remediation plans and commitments to site restoration be undertaken prior to the final approval of a subdivision, severance or site plan application for the area of such application within LeBreton Flats; an Integrated Environmental Report will be required prior to the final approval of such applications. Methane Gas Monitoring c. City Council shall require further methane gas monitoring of the Nepean Bay landfill site, to assess the impact on the feasibility and soil management requirements for the proposed municipal park lands, as part of the Phase 2 ESA, as set out in Policy 1.11.4.2 a) above. d. City Council shall require methane gas monitoring of any development within 30 metres of the Nepean Bay landfill. Urban Forest e. City Council shall encourage the augmentation of the urban forest throughout the site in the review of applications for site-specific developments. 1.11.4.3 Infrastructure Master Servicing Plan a. City Council shall require that a Master Servicing Plan, to address existing and proposed utilities and piped services, be prepared to the satisfaction of the City of Ottawa, and appropriate utility companies, prior to the submission of the initial development application; and, that this Plan provide details on the anticipated timing, funding, construction, maintenance and ownership responsibilities, in the context of the phasing of development. Should changes occur to the assumptions contained in this Plan as development takes place, the Plan shall be adjusted accordingly. Underground Services b. City Council shall require that electrical, telephone and television cables be placed underground. Stormwater Management c. City Council shall require that Stormwater Site Management Plans be submitted prior to the final approval of a subdivision, severance or site plan application, to the satisfaction of the City of Ottawa. These plans shall be consistent with the overall Stormwater Management Feasibility Plan and, where phased development is proposed, will identify any phasing for the implementation of the stormwater site management plan and any necessary interim stormwater management measures. 1.11.4.4 Urban Design Urban Design Guidelines a. City Council shall require that a set of broad Urban Design Guidelines for the entire LeBreton Flats area be prepared, in order to assist in the design of development, rights-of-way and open spaces, and their interrelationships, in an integrated and cohesive manner, prior to the initial submission of an application for development approval; and, that such urban design guidelines shall consider Alternate Design Standards and Traffic Calming. Wind Testing b. City Council shall require wind testing of medium and high profile development proposals to evaluate the impact on streets, open spaces and other pedestrian activity areas and determine mitigation measures, prior to the approval of applications for Site Plan Control Approval.
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V o l u m e 2A – Secondary Plans Central Area Building Heights c. City Council shall require that maximum building profiles be as described generally in the following: i. up to six storeys for buildings fronting on Scott/ Wellington/Albert Streets to provide for compatibility with the existing community; ii. up to eight storeys at Preston and Booth Streets along Scott/ Wellington/Albert Streets , to provide for landmark buildings at the southern entrances to LeBreton Flats, and high density development in proximity to the transitway station on Booth Street; iii. up to ten storeys along Booth Street south of "LeBreton Boulevard", to provide for high density development in proximity to the transitway station on Booth Street; iv. up to twelve storeys along the "LeBreton Boulevard" arterial road, while ensuring that a highprofile continuous wall of buildings is avoided, and that the policies in the Official Plan for protecting views of the Parliament Buildings and Other National Symbols are respected; v. up to six storeys in the Cultural/Office Area, north of "LeBreton Boulevard", in recognition of its proximity to the Greenway System, while ensuring that the policies in the Official Plan for protecting views of the Parliament Buildings and Other National Symbols are respected; and vi. up to six and eight storeys within the majority of the Residential Areas. vii. To ensure that appropriate scale relationships will be provided along streets where development with a height of 10 stories is permitted on one side of the street and a building height limit of six stories is established along the opposite side of the street as shown on Map 4, City Council shall require that the higher profile development integrate with lower profile development through various techniques as set out in the Urban Design Policies of the Official Plan (Central Area Urban Design Policies set out in Chapter 5.0 and the General Urban Design Policies set out in chapter 12.0) to provide for achieving harmonious street environments consistent with the principals set out in the urban design guidelines developed as required by policy 1.11.4.4. [Amendment #24, May 25, 2005] View Protection d. City Council shall ensure that: i. in the area identified on Ottawa Official Plan, Annex 6 C- LeBreton Flats Foreground View Control Planes extending from Viewpoint 16 as shown on Ottawa Official Plan, Annex 6 A to the eastern limit of LeBreton Flats Character Area as shown on Schedule B - Central Area Character Area and Theme Streets, with the exception of Area "A" identified on Ottawa Official Plan, Annex 6 C, no building, part of a building or building roof structure, shall project above the building height limit planes established by the central and lateral foreground view planes defined by geographic co-ordinates and above sea level elevations on Ottawa Official Plan, Annex 6 C; ii. building heights in Area "A" on Ottawa Official Plan, Annex 6 C shall not exceed 79.9 metres above sea level; iii. in the area adjacent to the LeBreton Flats Foreground View Control Planes as shown on Ottawa Official Plan, Annex 6 C, no building, part of a building or building roof structure shall project into the lateral foreground view planes described on Ottawa Official Plan, Annex 6 C; iv. in the area defined by a view with a viewpoint located in the centre of the proposed LeBreton Boulevard right-of-way immediately west of the intersection of the Booth Street right-of-way, no building, part of building or building roof structure shall be constructed. This protected view, as illustrated on Figure 1, is intended to provide for an unobstructed foreground view panorama extending from the Great Hall of the National Gallery in the north to the northwest corner of the upper terrace of the Garden of the Provinces on the south.
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Integration e. City Council shall encourage the integration of residential, office, and retail uses in mixed use areas in configurations and building forms that allow unique opportunities for creative development. Special Needs f. City Council shall ensure that development accommodates the needs of persons with disabilities and other special needs groups.
1.11.5 Implementation and Interpretation 1.11.5.1 Implementation Development Preconditions a. City Council shall require that prior to the submission of the initial application for development within LeBreton Flats, in the form of a Plan of Subdivision, Master Plan, rezoning, severance and/or site plan, the following have been prepared for the entire LeBreton Flats area, to the satisfaction of the City of Ottawa and the National Capital Commission, as appropriate, or other pertinent agencies: i. Urban Design Guidelines, as set out in Policy 1.11.4.4 a) above; ii. Master Servicing Plan, as set out in Policy 1.11.4.3 a) above; and Development Prerequisites b. City Council shall ensure that the following have been prepared to the satisfaction of the City of Ottawa and the National Capital Commission and other pertinent agencies as appropriate i. Traffic Impact Studies as set out in Policy 1.11.4.1c), prior to the final approval of site specific applications for rezoning, subdivision, site plan control or severance; ii. Phase II Environmental Site Assessment and Contamination studies, as set out in Policy 1.11.4.2a), prior to the final approval of site specific applications for Subdivision, Severance or Site Plan Control; iii. Site Specific Remediation Plans as set out in Policy 1.11.4.2c), prior to the final approval of site specific applications for subdivision, site plan control approval or severance; iv. Noise Studies, as set out in Policy 1.11.4.1d), prior to the Final Approval of applications for subdivision, severance or site plan control; and v. Stormwater Site Management Plan, as set out in Policy 1.11.4.3c), prior to final approval of applications for subdivision, severance or site plan control".
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V o l u m e 2A – Secondary Plans Central Area Regular Reporting c. City Council shall encourage the National Capital Commission to prepare regular reports on environmental management and planning aspects for LeBreton Flats, to inform the public and agencies of progress in this regard. Street Names d. City Council shall ensure that streets are named through the normal street naming procedures, with priority given to retaining existing street names and recognizing the history of the area. 1.11.5.2 Implementation Tools Plans of Subdivision a. City Council shall encourage the submission of applications for Plans of Subdivision as the preferred means of ensuring the orderly and efficient development of LeBreton Flats; should applications for Plans of Subdivision not be forthcoming, Master Plans shall be undertaken prior to the approval of development applications. b. City Council shall ensure that Plans of Subdivision and Master Plans are consistent with the Urban Design Guidelines, as set out in Policy 1.11.4.4 a) above. Holding Zone c. City Council may utilize a holding (h) symbol in conjunction with any use designation in the Zoning By-law, to defer development of all or part of the LeBreton area, where it is determined that any proposed development is premature or that immediate development is inappropriate. These determinations will be based on the preconditions and prerequisites, as set out in Policy 1.11.4.5 a) and b) above, and will be used wherever cost sharing arrangements may be required and/or funding is not committed. Consents d. City Council shall encourage the Committee of Adjustment to ensure that the Plan of Subdivision method is upheld as the primary method of providing lots, to ensure orderly and efficient development. e. City Council shall encourage the Committee of Adjustment, in reviewing consent applications, to take into account the preconditions and prerequisites of Policy 1.11.4.5 a) and b) above, and the objectives and policies of the LeBreton Flats Character Area. 1.11.5.3 Interpretation a. City Council shall ensure that interpretation of the LeBreton Flats Character Area has regard to all applicable policies set out in the City of Ottawa Official Plan.
1.12 Rideau Street
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1.12.1 Vision Revitalization The coming years will see the continued but accelerated evolution of Rideau Street and the realization of the potential of this area as a vital part of Ottawa's Central Business District through a variety of public and private initiatives. At street level, this will be reflected by the revitalization of the street, and its reinstatement as both an east-west transportation artery and a dynamic pedestrian shopping street. This will be achieved through: the opening of the street to automobile traffic with the retention of bus-only lanes, the realization of continuous, pedestrian-oriented uses with direct street access and enhanced visibility, the preservation and enhancement of heritage buildings and facades, the maximization of sunlight, the provision of pedestrian links to adjacent areas (especially to the By Ward Market and the Rideau Congress Centre areas), and the creation of an identifiable streetscape theme, with unique street furnishings, landscaping, lighting and signage. Mixed Uses Above the street, a mix of commercial as well as some residential uses will attract businesses, residents and visitors, supporting the retail street and the surrounding area, day and night. New developments will be designed to high urban design standards, and will complement, and be sensitive to, surrounding uses. This design sensitivity will provide a sense of human scale, and permit the sunlight penetration, views,
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V o l u m e 2A – Secondary Plans Central Area and wind attenuation that will help create a pleasant pedestrian environment not only for Rideau Street itself, but also for adjoining areas, such as the By Ward Market. Rideau Street Evolution An east-west flow of pedestrian and vehicular traffic will be successfully reactivated complementing established north-south pedestrian routes, and through truck traffic will be removed. In addition, Rideau Street's establishment as a gateway into the Central Area, the creation of significant development at the east end of the street, and the realization of an aggressive centralized retail marketing strategy will all contribute to Rideau Street's evolution as a vital part of the Central Business District. The potential expansion of the Congress Centre, and increased hotels east of the Canal will also assist in the successful realization of the Central Business District east of the Canal. Main Street Clearly, Rideau Street will establish itself as the main street spine for the Central Area east of the Canal providing pedestrian and transportation links to the area west of the Canal, as well as essential transit services to the surrounding areas. Rideau Street will be the focus of exemplary development which accentuates existing features, and sets an urban design standard for Ottawa and other cities. It will also be a premiere business address, a sought-after residential location, and a popular downtown destination and meeting place.
1.12.2 Objectives Vital Part of Central Business District a. To revitalize, and promote the development of Rideau Street, as designated on Schedule B Central Area Character Areas and Theme Streets, as a vital part of the Central Business District, with a mix of commercial and residential uses which focus on a historical, pedestrian-oriented shopping street. Gateway Function b. To promote the function of Rideau Street as an east-west transportation artery, and a gateway into the Central Area.
1.12.3 Policies Mixed Use Business District with Shopping Street Focus a. City Council shall promote Rideau Street as a significant Central Area shopping street and an integral part of the Central Business District. City Council shall therefore: i. require pedestrian-oriented uses at grade; ii. permit and promote commercial, residential or other appropriate uses to locate above the street; and iii. promote uses which encourage evening activity, such as restaurant-bars and entertainment uses. Profile of Development and Design Criteria b. City Council shall ensure that development along Rideau Street provides an interesting roof treatment or other appropriate design feature at the upper levels, within the height limits, contributes to a sense of human scale and minimizes overpowering effects, respects heritage resources and the preservation of the symbolic primacy of the Centre Block, minimizes shadowing and undesirable wind impacts, and provides a continuity of weather protection, in accordance with Policies d) and e) below. City Council shall therefore permit a range of building profiles, while having regard to the following criteria:
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V o l u m e 2A – Secondary Plans Central Area i.
where it directly abuts the street, development shall generally be at low profiles, retaining the sense of a traditional shopping street; ii. where development reaches medium to high profiles above the street, it shall generally be set back; iii. development between Sussex Drive and Dalhousie Street will generally be at low to medium profiles; development between Dalhousie and Cumberland Streets will generally be at medium to high profiles, and: provide an appropriate transition to abutting Character Areas, and in particular, from Rideau Street to the low profile forms in the By Ward Market Character Area compatible with the heritage character of the area, maintain direct sunlight on the By Ward Market Square, in accordance with Policy 1.5.3 d) of this chapter, and maximize sunlight on the William and Waller Street pedestrian malls; and i. a concentration of high profile development will be promoted between Cumberland Street and King Edward Avenue, in order to establish an anchor and visual focus for the street and to help define it as a gateway into the Central Area.
Heritage Area c. City Council shall ensure the protection, conservation and enhancement of heritage resources on Rideau Street, and shall ensure that the design of development respects, and is sensitive to, such heritage features. Rideau Street Heritage Group d. City Council shall recognize that the group of heritage buildings on the north side of Rideau Street generally between Sussex Drive and Cumberland Street represents the most significant heritage area on Rideau Street. City Council shall, therefore, investigate its potential designation as a Heritage Conservation District and the adoption of design criteria for the Central Area. Façade Improvement e. City Council shall promote the implementation of a façade improvement programme for Rideau Street, and shall investigate financial opportunities to achieve this aim, in consultation with Rideau Street interests. Theme f. City Council shall, in consultation with Rideau Street interests, establish and promote an appropriate theme for Rideau Street, and shall ensure that this theme is reflected by development within this area. Distinctive Streetscape and Pleasant Pedestrian Environment g. City Council shall ensure that a distinctive, co-ordinated streetscape treatment and a pleasant pedestrian environment are established and maintained along Rideau Street. In particular, City Council shall ensure that the Rideau Street streetscaping treatment: i. is vibrant, respects its heritage resources, and reflects its gateway function and theme, in keeping with Policies a), b) and g) above; ii. accommodates large volumes of pedestrian traffic and provides adequate seating and bus waiting areas; iii. establishes and maintains an attractive, identifiable streetscape for Rideau Street, including such elements as unique landscape treatment, soft landscaping, trees, lighting, signage and entrance elements which reflect its gateway function. These elements shall be in keeping with the theme established for the street, as well as its heritage character;
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V o l u m e 2A – Secondary Plans Central Area iv. maintains and provides identifiable, secure, inviting pedestrian links to adjacent Character Areas, especially the By Ward Market and Rideau/Congress Centre Character Areas, and to the Central Area west of the Canal; and v. animates and enhances the William and Waller Street pedestrian malls, in a manner which will facilitate a variety of pedestrian-oriented activities, such as street theatre, outdoor cafés and business association and other activities and events in accordance with Policy 1.5.3 j) of this Plan. Views h. City Council shall protect significant public views from the Rideau Street right-of-way - particularly those of the significant heritage area as per Policy d) above; views of Parliament Hill and heritage resources west of the Canal; and of the Mercury Court development at Rideau and Dalhousie Streets. Transportation Artery i. City Council shall promote Rideau Street as an east-west transportation artery by: i. accommodating both automobile traffic and exclusive bus lanes; ii. maintaining a high level of transit service; iii. ensuring provision of suitable bus shelter/waiting areas; and iv. pursuing the removal of through truck traffic as appropriate alternative routes become available. Parking j. City Council shall identify the parking needs of Rideau Street, and if appropriate, facilitate the provision of additional short-term parking spaces within mixed use development on the edges of adjacent Character Areas or on Rideau Street subject to Policy l) below, exclusive of the By Ward Market. Access Loading k. City Council shall facilitate continuous pedestrian and vehicular movement along Rideau Street by generally requiring that appropriate off-street loading and vehicular access occur from nearby streets, subject to the fulfillment of policies in the Secondary Policy Plans for adjacent Character Areas. Central Retail Management and Marketing l. City Council shall facilitate the implementation of a central retail management strategy for Rideau Street in consultation with Rideau street interests. Targeted Strategy Rideau Street Beautification m. In addition to the streetscaping elements for Rideau Street outlined in Policy g) above, City Council shall consider undertaking the following targeted strategy (see Annex 11) to implement the Downtown Ottawa Urban Design Strategy. Note that Targeted Strategies for Rideau Centre/Congress Centre Façade Improvement and Heritage Asset Protection and Street Theming in Section 1.6 Rideau-Congress Centre also apply to Section 1.12 Rideau Street: i. a vigorous maintenance program, including the reintroduction of new hardy street trees, landscaping and lighting along Rideau Street; and ii. removal of one of the overhead pedestrian bridges linking the Rideau Centre with the HBC store, or alternatively, a redesign of the two bridges to make them inspiring set pieces for the Rideau Centre in connection with the City’s public art program. [Amendment #24, May 25, 2005]
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1.13 Sparks Street
1.13.1 Vision Focal Point In the future, Sparks Street will be one of the most popular tourist destinations in Ottawa's Central Area, and an important focus for retail, commercial and pedestrian activity in the Central Business District. Boasting its prime location and renowned open-air pedestrian mall, its exceptional heritage buildings, busy retail shops and popular outdoor cafĂŠs, Sparks Street will continue to flourish, attracting large numbers of employees, residents, tourists and businesses. Heritage District In recognition of their exceptional heritage value and historic significance, Sparks Street's heritage resources will be conserved and enhanced through their designation as a Heritage Conservation District. Sensitive new development will complement these resources, ensuring that Sparks Street's heritage ambience is retained. At-Grade Interest At street level, continuous, inviting retail outlets with narrow frontages and direct street access will attract pedestrians to the shops east of Bank Street, while similar uses will evolve west of Bank, extending the
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V o l u m e 2A – Secondary Plans Central Area outdoor shopping experience of the street. New streetscape treatment which complements the refurbished easterly blocks will also be introduced west of Bank Street and linked to the Cathedral Hill Conservation District and LeBreton Flats. Above the street, new office uses and a residential component will support the retail and contribute to a more vibrant, secure environment, particularly during evening hours. Profile Infill development along the mall will complement the historic buildings on the street, creating a sense of human scale and an enjoyable pedestrian environment. On the south side of the street, the upper stories of higher profile buildings will be set back, providing opportunities for overlooking terraces and retaining direct sunlight on the mall. Views along the length of the street and towards Confederation Square will be protected. Mixed Uses A specific marketing strategy will promote a strong retail mix on Sparks Street, and uses which encourage both day and evening activity, especially restaurants and restaurant-bars, colourful outdoor cafÊs, and arts and cultural uses. This prosperity will encourage pedestrian-oriented activity on the mall, which extends beyond office hours and enlivens the street during the evenings and on weekends. Chambers Block The redeveloped Chambers Block at the street's east end will create an identifiable focal point near Sparks Street's entrance and Confederation Square. The development will conserve its striking heritage buildings and I and be compatible with the mall environment, while providing such supporting uses as offices, cinemas and pedestrian-oriented retail outlets. This sensitive infill will truly contribute to the desired evolution of Sparks Street. Pedestrian Linkage Sparks Street will remain an oasis in the heart of the City. With its sunlit and sheltered seating areas, greenery, and the sounds of water fountains and street musicians, it will continue to provide opportunities for people to relax, socialize or just people-watch. Sparks Street will also provide a continuous pedestrian corridor from the Canal to the Garden of the Provinces and the exciting future development of the LeBreton Flats area, linking the Central Area east and west of the Canal, and promoting access to the Bank Street promenade and Rideau Street shopping/business districts. Mid-Block Connection Mid-block pedestrian links which provide connections between and through buildings to the Core and the Parliamentary Precinct, will be promoted and enhanced. A sensitively designed open-air pedway over Queen Street will also connect Sparks Street to a major parking facility in the World Exchange Plaza development. Due to its inviting, visible access from Sparks Street through a narrow pedestrian mews lined by retail uses and infill development which respects the heritage character of Sparks Street, this innovative development will play an especially important role in ensuring the vitality of Sparks Street. The Sparks Street of the future will provide a delightful balance of commercial activity in a heritage and urban open space environment, and will draw more and more people with its unique mix of shops, restaurants and entertainment uses.
1.13.2 Objectives Open Air Pedestrian Mall a. To strengthen Sparks Street, as designated on Schedule B - Central Area Character Areas and Theme Streets, as an integral part of the Central Business District, with a mix of uses which focus on an open-air pedestrian shopping mall.
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Protect Unique Qualities b. To protect the architectural, historical, cultural, social and environmental significance of Sparks Street by conserving and enhancing its heritage resources, maintaining a vehicle-free pedestrian mall with opportunities for socialization, and ensuring sensitive development. Open Space/ Pedestrian Corridor c. To promote the function of Sparks Street as a linear open space and a significant pedestrian corridor linking the Central Area east and west of the Canal.
1.13.3 Policies Central Business District a. City Council shall promote Sparks Street as a significant Central Area shopping street, a tourist destination, and a vital part of the Central Business District. City Council shall therefore: i. require continuous pedestrian-oriented uses at grade in development which is designed to give preference to narrow storefronts with direct street access; ii. permit commercial, residential and other appropriate uses above the street; and iii. encourage uses which promote tourism and evening activity, such as food and restaurant uses, specialty stores, galleries, entertainment, restaurant-bars, outdoor cafĂŠs, arts and cultural, and residential uses. Open Space Link/Pedestrian Corridor b. City Council shall recognize, protect and promote Sparks Street as an open space link and pedestrian corridor which promotes pedestrian movement between the LeBreton Flats and Canal areas, and between the complementary Bank, and Rideau Street shopping streets. Heritage Conservation District c. City Council shall recognize that the group of heritage buildings on Sparks Street between Elgin and Bank Streets contains one of Ottawa's finest groupings of heritage buildings, and shall therefore, investigate their potential designation as a Heritage Conservation District and the adoption of design criteria. Heritage Character d. City Council shall ensure the protection, enhancement and conservation of heritage resources on Sparks Street, and shall ensure that the design of development respects, and is sensitive to such heritage. Theme e. City Council shall, in consultation with Sparks Street interests, establish and promote an appropriate theme for Sparks Street, and shall ensure that this theme is reflected by its streetscaping treatment and development within this area. Profile f. City Council shall ensure that the profile of development along Sparks Street respects heritage buildings and the visual integrity and symbolic primacy of the Centre Block. The profile of development shall also contribute to a sense of human scale, minimize shadowing and maximize direct sunlight on the pedestrian mall, and provide a continuity of weather protection. City Council shall also ensure that the upper stories of infill development on the south side of the mall are generally set back from the street to maximize direct sunlight on the mall and to minimize overpowering effects.
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V o l u m e 2A – Secondary Plans Central Area Distinctive Streetscape and Pleasant Pedestrian Environment g. City Council shall ensure that a distinctive, co-ordinated streetscape treatment and a pleasant pedestrian environment are established and maintained along Sparks Street. In particular, City Council shall ensure that such streetscaping treatment: i. accentuates its unique open space/open air ambience and reflects its function as a major pedestrian corridor, in keeping with Policy b) above; ii. reflects its identified theme and is sensitive to, and complements its heritage ambience, in accordance with Policies d) and e) above; iii. is cohesive, i.e., that streetscape treatment of Sparks Street west of Bank Street integrates with and complements that of the easterly blocks; iv. accommodates large volumes of pedestrians and provides adequate public seating, in both sunlit and sheltered areas; v. optimizes use of sunlit areas on the pedestrian mall; and vi. ensures abundant landscaping and elements which generate pedestrian interest, such as water fountains, sculpture or other appropriate art forms. [Amendment #24, May 25, 2005] Targeted Strategy The Interface District – Sparks Street h. City Council shall consider undertaking the following targeted strategy (see Annex 10) to implement the Downtown Ottawa Urban Design Strategy: i. make Sparks Street the centerpiece of the Interface District as per Policy 1.3.3k) of Volume 2A of this Plan; ii. if Sparks Street is not chosen for a future rapid transit route, consider the implications of opening up the mall to vehicular traffic during off-peak periods; iii. convert Sparks Street back to a traditional heritage-scaled street by removing the kiosks and clutter and by planting additional street trees the full length of the mall to improve the pedestrian experience; iv. encourage tourism through better signage, programming and promotion of the street as a major heritage destination in the city; v. extend the Sparks Street BIA coverage to the entire length of the street and; vi. work in collaboration with the National Capital Commission and the Sparks Street BIA to implement the findings of the Sparks Street Vocational Study. [Amendment #24, May 25, 2005] Animation i. City Council shall promote the animation of the pedestrian mall with appropriate uses and activities such as outdoor cafÊs, appropriate street vending, street musicians, street theatre or other performing arts. Open Space Plaza j. City Council shall promote the protection, animation and enhancement of the open space plaza on the northwest corner of Sparks and Bank Streets. Pedestrian Links k. City Council shall promote the provision and retention of identifiable, secure and inviting public pedestrian links at appropriate locations along Sparks Street, to facilitate pedestrian movement between Sparks Street, the Core, and the Parliamentary Precinct. Sparks Street Mews l. In support of Policy j) above, and in order to strengthen the retailing function and attractiveness of Sparks Street, City Council shall, as a priority, support the infill development of the former Speakers' Corner site and adjacent properties on the western portion of the block bounded by Official Plan Consolidation for the City of Ottawa
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V o l u m e 2A – Secondary Plans Central Area Sparks, O'Connor, Queen and Metcalfe Streets. To achieve this aim, City Council shall promote and ensure: i. the protection, enhancement and conservation of heritage resources in accordance with Policy c) above, while ensuring that infill development respects, and is sensitive to suchresources; ii. the creation of a lively, inviting, enjoyable and identifiable open-air pedestrian link connecting Sparks Street and the Core, which iii. creates a narrow retail mews leading to an attractive open-air pedway over Queen Street; iv. the provision of a human scale of development in accordance with Policy f) above; v. the provision of continuous pedestrian-oriented uses at grade adjacent to Sparks Street, and the open-air pedestrian link; and vi. the maintenance of the function of the Hardy Arcade at-grade pedestrian access to the Core. View m. City Council shall protect and enhance existing significant views as seen from the Sparks Street public right-of-way, such as those of the Centre Block, the War Memorial/ Confederation Square, and the Canal. [Subject to Amendment 69, November 26, 2008] Short-Term Parking n. City Council shall ensure an adequate supply of parking for Sparks Street, particularly short-term parking which serves shoppers. In keeping with this policy, City Council shall ensure convenient, visible pedestrian access to such parking from Sparks Street. Central Retail Management o. City Council shall facilitate the implementation of a central retail management strategy for Sparks Street in consultation with Sparks Street interests.
1.14 Bank Street
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1.14.1 Vision Main Street In the coming years, Bank Street will continue to be recognized as "Main Street" Ottawa and will feature prominently in the City's Central Business District, both as a significant shopping street/commercial
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V o l u m e 2A – Secondary Plans Central Area district, and as a gateway to the Central Area. Revitalization A sense of "Old is New Again" will be conveyed as the Bank Street streetscape is revitalized, with the protection and enhancement of heritage buildings, the restoration of the original character of, and continuity between building facades, and the introduction of a consistent, vibrant streetscape treatment. Development will reflect a high quality of design, and contribute to a sense of human scale, resulting in a street level environment which is visually enjoyable. Profile Development will generally reflect a traditional Main Street theme, providing continuous pedestrianoriented uses at grade with narrow shop frontages and direct street access. These uses will cater to employees from the surrounding Core area and residents from throughout the region, particularly the nearby Upper Town and Centretown neighbourhoods, such as specialty retail personal services and restaurants. Infill development along Bank Street, and in nearby sites in the Core, will create an enjoyable pedestrian environment while accommodating significant commercial and residential uses, as well as sensitively integrated parking facilities. This mix of uses will support the retail street both day and evening, creating a more vibrant, secure environment. Heritage The distinctive streetscape of heritage buildings along both sides of Bank Street between Slater and Laurier Streets will be designated as a Heritage Conservation District, contributing significantly to the theme and character of the street. Movement Bank Street will continue to provide a high level of convenient transit service and will remain one of the downtown's most important pedestrian routes. A vibrant streetscape treatment will complement Bank Street south of the Central Area and emphasize a gateway role, while reflecting a Main Street theme. Coordinated streetscape elements and abundant trees will attract the interest of passing drivers and transit riders, and will draw pedestrians along the street. Sidewalk areas will accommodate large numbers of pedestrians, while providing a continuity of weather protection, comfortable bus waiting areas, casual seating and opportunities for social interaction. Focal Point The intersection of Laurier Avenue with Bank Street will be an important focal point, through the enhancement and animation of the open area on the southeast corner adjacent to the L'Esplanade Laurier towers. This focal point will provide an identifiable meeting place and entry into the Central Area and will be designed to promote pedestrian flow to and from Bank Street south. At street level, this area may be identified by such features as a clock tower, water fountain or sculptural elements. Above the street, the L'Esplanade Laurier towers will continue to provide a landmark which is visible from as far away as Ottawa South. Linkage Bank Street will be improved as a major north-south pedestrian corridor, linking with the Core by means of intersecting east-west streets. Bank Street will also function as a strong pedestrian link to the Parliamentary Precinct, with physical improvements to its north end serving to link with the pedestrian promenade along the Ottawa River, which will provide connections to the LeBreton Flats and Canal areas. Bank Street will also link to Sparks Street, providing a continuous retail experience for shoppers. Views northward towards Sparks Street and the Parliamentary Precinct will be maintained.
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V o l u m e 2A – Secondary Plans Central Area With its vibrant Main Street ambience, the future Bank Street will be enhanced as a distinctive gateway to the Central Area, a popular shopping promenade and a successful business location.
1.14.2 Objectives Business District with Shopping Street Focus a. To enhance and promote Bank Street, as designated on Schedule B - Central Area Character Areas and Theme Streets, as an integral part of the Central Business District which focuses on a pedestrian-oriented shopping street. Gateway Function b. To promote Bank Street as a gateway into the Central Area and a significant north-south transportation corridor. Protect Heritage c. To protect the historical and architectural significance of Bank Street and to promote its Main Street theme.
1.14.3 Policies Mixed Use Business District a. City Council shall promote Bank Street as a significant Central Area shopping street, a vital part of the Central Business District and a gateway to the Central Area. City Council shall therefore: i. require continuous pedestrian-oriented uses at grade; ii. permit commercial, residential or other appropriate uses above the street; and iii. encourage uses which are vibrant and/or promote evening activity, such as specialty stores, galleries, restaurants and entertainment uses. Theme b. City Council shall, in co-operation with Bank Street interests, promote a Main Street theme for Bank Street, and shall ensure that this theme is reflected by development within this area. Profile of Development c. City Council shall ensure that development along Bank Street provides an interesting roof treatment or other appropriate design feature at the upper levels, within the height limits, contributes to a sense of human scale, minimizes overpowering effects, respects heritage resources, minimizes shadowing and maximizes direct sunlight on pedestrian areas, and is in keeping with a Main Street theme and Policy b) above. Protect Heritage Resources d. City Council shall ensure the protection, enhancement and conservation of the heritage resources on Bank Street, and shall ensure that the design of development respects, and is sensitive to such heritage resources. Heritage Conservation District e. City Council shall recognize that the group of heritage buildings along both sides of Bank Street between Slater Street and Laurier Avenue represents the most significant heritage area on Bank Street. City Council shall, therefore, designate this area as a Heritage Conservation District and adopt related design criteria. Façade and Sign Improvement f. City Council shall, in co-operation with Bank Street interests, ensure the continued implementation of the Bank Street facade and sign improvement programme.
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Distinct Streetscape and Pleasant Pedestrian Environment g. City Council shall ensure that a distinctive, co-ordinated streetscape treatment and a pleasant pedestrian environment are established and maintained along Bank Street. In particular, City Council shall ensure that the Bank Street streetscaping treatment: i. is vibrant, and reflects its gateway function and Main Street theme, in keeping with Policies a) and b) above; ii. complements and integrates with that of Bank Street south of the Central Area; iii. accommodates large volumes of pedestrian traffic and provides adequate seating; and iv. includes a tree planting corridor/area. Bank and Laurier Focal Points h. City Council shall investigate, together with Bank Street interests, the creation of a focal point on the southeast corner of Bank Street and Laurier Avenue, which will provide a recognizable gateway entrance to the Central Area, and serve as a usable pedestrian amenity area, through such measures as: i. enhancing and animating the open area on the southeast corner; ii. introducing identifiable entrance features at street-level, such as a sculptural art form and water features, clock tower or other appropriate form which is compatible with the theme of the street; and iii. maintaining and enhancing distant views of the L'Esplanade Laurier towers from Bank Street south of the Central Area. Pedestrian Links i. City Council shall promote identifiable, inviting pedestrian links between Bank Street and the nearby Core, Sparks Street, and the Parliamentary Precinct and thereby to the Ottawa River; as well as to the Upper Town and Centretown neighbourhoods. Views j. City Council shall, protect and enhance views of the Parliamentary Precinct from the Bank Street right-of-way in accordance with Policy 1.4.3 i) of this Plan, and, in accordance with Policy i) above. Transit k. City Council shall ensure the provision of a high level of transit service along Bank Street. Parking l. City Council shall ensure the provision of an adequate supply of parking for Bank Street, particularly short-term parking which serves shoppers. Central Retail Management m. City Council shall investigate, together with Bank Street interests, the implementation of a central retail management strategy.
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2.0 Carleton Heights
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2.1 Land Use The Plan includes the following land use categories as shown on Schedule G - Carleton Heights Land Use. Park Area Institutional Area Shopping Area • •
Major Minor
Residential Area • • •
High Density Medium Density Low Density
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2.2 Characteristics of Land Use Categories 2.2.1 Park Area The parks category is intended to include neighbourhood parks and the district/community parks as well as the Federally-owned open space areas which are adjacent to the Rideau River.
2.2.2 Institutional Area The institutional area is intended to include schools, places of worship, and public utility installations.
2.2.3 Shopping Area - Major The major shopping area is intended to include community level shopping facilities, professional offices, community meeting halls, indoor recreation facilities and public utility installations.
2.2.4 Shopping Area - Minor The minor shopping area is intended to include neighbourhood level shopping facilities of a corner store, local convenience nature.
2.2.5 Residential Area The residential areas are intended to include residential development at a persons per hectare (acre) density of high, medium and low. The High Density category is intended to include apartment units at a density range of 300 and over persons per hectare (120 and over persons per acre). The Medium Density category is intended to include predominantly row housing, multiple dwelling units ranging from 150 to 248 persons per hectare (60 to 100 persons per acre). In those areas identified as sub-centres, apartment units at a density range of 248 to 300 persons per hectare (100 to 120 persons per acre) shall be permitted subject to certain height restrictions. The building height and density restriction factors will be determined on the basis of the following criteria: a) Visual impact of apartment units on surrounding development, existing and proposed; b) Width of open-space buffer zone between apartment units and adjacent single-family residential units; c) Extent and location of row housing development located at a transitional density use between apartment units and single-family residential units; d) Proximity of apartment units to City amenity areas with consideration to the visual intrusion factor; e) Limitation as to the scale of apartment unit development in the sub-centre areas in terms of bulk and population density in order that no conflict either visually or in market terms is created between the sub-centre and the main centre. The Low Density category is intended to include single family dwelling units at a density range of between 25 to 75 persons per hectare (10 to 30 persons per acre).
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2.3 – Categories, Characteristics and Functions of Rights-of-Way The categories, characteristics, and functions of the rights-of-way shall be those set out Ottawa Official Plan, Section 2.3.1.
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2.4 – Development Standards and Policies The following are the standards and policies which shall be applied.
2.4.1 Population The potential population growth for the Carleton Heights Study Area was based on estimating the future population for vacant tracts within the study area according to the existing zoning and determining the future population necessary to support a viable commercial activity as well as the future population which could be supported by the existing and proposed water and sewer services. The estimated growth potential for vacant lands based on existing zoning in the study area is 7,300 persons. Added to an existing population of 5,500 persons (1971 Census) gives a potential total of 12,800 persons. According to a commercial study done for this area, it was determined that in order to support a viable commercial activity centre, 16,000 persons within the study area would be most desirable. This population figure of 16,000 was then used to determine the adequacy of existing and future public services, such as water and sewer for which no problems were foreseen. Based on the foregoing, the maximum population of the Carleton Heights Study Area shall not exceed 16,000 persons.
2.4.2 Major Shopping Area Development The dominant development feature of the Carleton Heights Study Area shall be the high density residential and retail centre at the corner of two major thoroughfares, Meadowlands Drive and Prince of Wales Drive. This major shopping area shall be the focus for shopping, professional offices, community meeting halls and indoor recreation facilities for the Carleton Heights Study Area.
2.4.3 Minor Shopping Area Development Certain areas within the Carleton Heights Study Area shall be permitted to develop not strictly within the framework of a single strong centre with low density development being maintained outward from the centre. Neighbourhood level commercial needs, of a "corner store" convenience nature, shall be permitted to develop in certain sub-centre or minor shopping areas within the Carleton Heights Study Area. The criteria for sub-centre development shall be as follows: a) The sub-centre shall be more than 805.0 metres (1/2 mile) from the established centre or isolated by a significant nature or artificial barrier; b) Development shall be located adjacent to a major thoroughfare route in order to minimize traffic on local streets; c) Commercial facilities shall be provided strictly in accordance with the neighbourhood population served or designed to serve the requirements of highway traffic only; d) Sub-centre development shall be on a lesser scale in terms of bulk and population density in order that no conflict either visually or in market terms is created between the sub-centres and the main centre. In this regard, the building height and density restriction factors as outlined previously in the Residential Area - Medium Density land use category may be necessary to apply in order to implement the intent of the Development Plan. e) Mooney's Bay, Hog's Back Park, Vincent Massey Park and the National Capital Commission driveways represent City recreation places and scenic driveways; therefore the visual quality of the environment shall be protected from sporadic development.
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V o l u m e 2A – Secondary Plans Carleton Heights 2.4.4 Community Facilities The establishment of parks, schools and commercial areas shall be on the basis of the policies set out in Ottawa Official Plan, Section 2.5.
2.4.5 Pedestrian System The existing pedestrian system shall be expanded to provide pedestrian access primarily oriented to the neighbourhood schools and parks and secondarily oriented to the sub-district centre and community park/open space area located along the Rideau River. The major part of the pedestrian system will make use of local streets, in which case sidewalks will be provided on separate rights-of-way and shall have a minimum width of 6.0 metres (20 feet). Pedestrian crosswalks shall be provided where necessary, especially at those locations where the pedestrian route does not cross arterials and collectors at major intersections.
2.4.6 Transportation System External traffic into the Carleton Heights Area shall be diverted along arterial roads to prevent unnecessary intrusions into the area. Final transportation plans will be dependent on the Ottawa Official Plan.
2.4.7 Public Transit System Provision of additional public transit facilities will be encouraged as extensions of existing facilities, and no part of the Study area shall be more than 402.5 metres (1/4 mile) walking distance from the public transit service. This public transit system shall utilize the major thoroughfares, the arterial and major collector roads surrounding the residential area. Within the residential area the public transit system shall utilize the collector road system, except for loops, unless it is not possible to meet the 402.5 metres (1/4 mile) criteria.
2.4.8 Access Wherever desirable and feasible, access to arterial shall be prohibited from abutting properties. There shall be no access to collectors within 46.0 metres (150 feet) of arterials, where possible. When property ownerships do not permit this control, access to a collector road shall be located as far removed from the arterial road as possible.
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2.5 Implementation The Implementation Chapter shall apply.
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2.6 Development Plans Area development plans for the Carleton Heights area shall be prepared based on this document, and shall act as guides to the appropriate authorities for the acquisition of lands and for the implementation of the plan in all its aspects.
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2.7 Zoning The land uses shown in Schedule G - Carleton Heights Land Use, shall be implemented progressively by the approval of zoning by-laws based on the above noted development plans.
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2.8 Land Subdivision Subdivision of land by registered plan or severance shall be arranged on the basis of the Development Plan and appropriately conditioned to implement the aspects of the plan; and specifically land exchanges, where necessary, shall be included as conditions of approval. Regard shall be had for the current Subdivision Policy of the City of Ottawa.
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V o l u m e 2A – Secondary Plans Carleton Heights
2.9 Site Plans Site Plans shall be required for all land to be used for any development, other than single family, semidetached or duplex dwellings on individual lots, whether or not such land is described by registered plan.
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V o l u m e 2A – Secondary Plans Carleton Heights
2.10 Public Acquisition of Lands The proposals respecting public use lands shall be implemented by acquisition or exchange of lands between appropriate public authorities and the owners. Where necessary, the City shall assemble small holdings under the appropriate section of The Planning Act to effect implementation of the plan in all its parts.
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V o l u m e 2A – Secondary Plans Carleton Heights
2.11 Remnant Lands Development west of Fisher Avenue shall be consistent with development in the former City of Nepean, unless otherwise indicated on Schedule G - Carleton Heights Land Use.
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V o l u m e 2A – Secondary Plans Carleton Heights
2.12 – Interpretation The application of this Chapter shall be limited to the residential part of Carleton Heights located within the City of Ottawa which part is established on Ottawa Official Plan Schedule B. The designation of land use categories in this Chapter is intended to show particular land use areas within the general Residential Area category set out in Schedule A - Land Use. The boundaries of land use areas in Schedule G Carleton Heights Land Use are flexible and subject to minor variation without amendment to the Official Plan. The location of land use and major pedestrian ways on Schedule G - Carleton Heights Land Use are included to represent the facilities and services required and are not intended to represent exact locations. The standards and policies of development set out in this chapter are included as guides and are subject to minor variation without amendment to the Official Plan. Interpretation of this Chapter shall be made having regard to information contained in all chapters of the Official Plan and the Interpretation Section in Ottawa Official Plan, Section 5.
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V o l u m e 2A – Secondary Plans Centretown
3.0 Centretown
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V o l u m e 2A – Secondary Plans Centretown
3.1 Location This Chapter applies to the entire area bounded on the north by Gloucester Street and Lisgar Street, on the east by the Rideau Canal, on the south by the Queensway Freeway and on the west by Bronson Avenue. This area is known locally as Centretown.
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V o l u m e 2A – Secondary Plans Centretown
3.2 Purpose The purpose of this Chapter is to establish a comprehensive Official Plan to guide future growth and change in Centretown. The Plan includes policies which relate to land use, structures and site development, heritage, transportation, property services and community facilities, open space, and recreational and social services.
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V o l u m e 2A – Secondary Plans Centretown
3.3 Goals and Objectives The following goals and objectives for Centretown have been identified by the citizens of the community and have been adopted by the City of Ottawa.
3.3.1 Goals a) To maintain and enhance the residential character of Centretown while allowing for a moderate increase in population. b) To accommodate persons of all age groups, income levels, cultural backgrounds, lifestyles and household sizes wishing to live in Centretown with good quality, affordable housing.
3.3.2 Objectives a) To protect, maintain and improve existing good quality housing. b) To increase the amount of family housing, especially in low profile residential areas. c) To provide housing which meets the needs of handicapped persons, senior citizens, single parent families and other groups with special needs. d) To encourage innovative building and site development which will contribute to the physical environment of the community and enhance the desirability of Centretown as a place to live. e) To protect, preserve and encourage sensitive rehabilitation of buildings and areas of historical, architectural or cultural significance. f) To protect residential areas from adverse effects of adjacent commercial development or major traffic routes. g) To improve and revitalize the major commercial areas in Centretown. h) To provide neighbourhood commercial facilities and services for Centretown residents. i) To maintain the small-shop character of neighbourhood commercial areas in Centretown. j) To reduce the amount of through traffic in Centretown and minimize its effects on residential areas. k) To allow for the improvement of the public transportation system and decrease reliance of the private automobile. l) To develop a safe and attractive pedestrian and bicycle system between neighbourhoods. m) To develop an environmentally acceptable and economic solution to residential and commercial parking problems. n) To provide adequate utilities and municipal services to all land uses. o) To provide adequate educational, recreational, social and cultural facilities and programming for all residents. p) To provide adequate, accessible and innovative public open space to meet the needs of Centretown residents. q) To protect and preserve existing trees and other desirable vegetation while undertaking new plantings where vegetative cover is insufficient. r) To minimize and prevent air, water, noise and visual pollution in Centretown. s) To provide a framework for the continuing involvement of the public in the planning process.
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V o l u m e 2A – Secondary Plans Centretown
3.4 Policies The policies contained within this Chapter are designed to achieve the goals and objectives defined in the previous Section. The policies are of two types: those which control or restrict the use of land, the type and design of buildings and the arrangement of structures on sites, and those which permit or provide incentives to public and private investment. The former type is designed to prevent development which is incompatible with the goals and objectives for Centretown and to protect existing desirable structures, whereas the latter type is intended to encourage investment which enhances the residential character of the area.
3.4.1 Neighbourhood Concept and Future Population It is intended that the residential character of Centretown be conserved and, wherever possible, improved. Where existing structures cannot be maintained or where demolitions have occurred, redevelopment will be encouraged. Uses which are incompatible with the residential character will be restricted. In particular, office commercial structures will be limited. Should redevelopment occur in accordance with the policies contained herein, the population of Centretown may increase by approximately 50%. This increase will support the residential character of the area and will benefit the retail commercial enterprises within Centretown and the adjacent Central Area. An increase in population in Centretown will also benefit the City-wide distribution of population and result in a more efficient use of existing public services and facilities. Within Centretown there are several identifiable neighbourhoods. It is intended that all neighbourhoods will absorb some of the anticipated increase in population and that all will continue to accommodate both family and non-family households. However, certain neighbourhoods are more suitable to family living. These include three neighbourhoods west of Kent Street, the area between Elgin and O'Connor Streets south of Somerset Street and the neighbourhood east of Elgin Street. The major portion of these areas will be maintained as low profile neighbourhoods and public services and amenities to these areas shall be aimed primarily at serving the needs of families with children. Other neighbourhoods adjacent to Bank Street, along the northern boundary of Centretown, and in other areas of the community are less suitable for family living and will be maintained as medium and high profile areas. Public services and amenities will be primarily oriented to single persons, childless households, and small or medium sized family households.
3.4.2 Land Use Policies The policies of this Section relate to the regulation of certain uses within defined areas of Centretown. The effect of these policies is illustrated on Schedule H - Centretown Land Use. Residential Areas a) Residential Areas shall include dwelling uses and may include public service and minor retail and office uses which serve primarily the local area population but are not necessarily limited to only the geographic area of Centretown and existing uses which are an integral part of the area in which they are located. Low Profile Residential Areas b) These areas are intended to include a variety of residential buildings, some of which will be suitable for occupancy by families with children. Buildings or uses accessory to or compatible with these residential types will be considered. Maximum building heights will be limited. Official Plan Consolidation for the City of Ottawa
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V o l u m e 2A – Secondary Plans Centretown
Medium Profile Residential Areas c) These areas shall include a variety of dwelling types suitable for occupancy by one person, small and medium sized family and non-family households. Buildings or uses accessory to or compatible with these residential types will be considered. Maximum building heights will be limited. For areas shown on Schedule H - Centretown Land Use as Residential - Parking Medium, the provisions of Policy 3.4.7 d) apply with respect to public parking areas. Building heights similar to heights associated with areas designated ‘Residential Areas - High Profile’ may be permitted through a site specific Zoning By-law amendment for lands designated ‘Residential Area - Medium Profile’ only to allow for the development of affordable housing that provides affordable housing beyond market affordability as defined in the Official Plan, and only where the lands to be rezoned to permit a higher building are adjacent to lands designated ‘Residential Areas - High Profile’ where a concentration of development in excess of nine (9) stories exists; and/or, where adjacent lands within the ‘Residential Area - Medium Profile’ area wherein the site is located also accommodates a concentration of development with heights similar to the height being proposed. [Amendment #27, July 13, 2005] High Profile Residential Areas d) These areas shall permit a variety of dwelling types and shall provide accommodation suitable for one person and small family and non-family households. Buildings and uses accessory to or compatible with these residential types will be considered. Maximum building heights will be limited. For areas shown on Schedule H - Centretown Land Use as Residential - Parking High, the provisions of Policy 3.4.7 d) apply with respect to public parking areas Heritage Residential Areas e) These areas shall include a variety of residential buildings which are considered to be of heritage value and shall provide accommodation for family and non-family households. Heritage Residential Areas may include buildings or uses accessory to or compatible with these residential types. Development and redevelopment of properties within these areas will be permitted. New development will be considered in terms of its form, scale and design to ensure that it complements and contributes to the heritage character of the area. Maximum building heights will be limited. Commercial Areas f)
Commercial areas shall include a variety of commercial operations to serve both Centretown residents and residents of the Ottawa-Hull area and may include residential and public uses compatible with commercial activity. Four commercial land use categories have been designated.
District Commercial Areas g) District Commercial Areas shall include retail shops and other commercial operations that will appeal to both the local and regional markets. It is intended that pedestrian oriented commercial activity will present a continuous facade along street frontages. Office-type commercial operations and residential uses shall be permitted above the ground level. District Commercial Areas are linear in form and restricted to both sides of Bank and Elgin Streets. These designations recognize existing land use and the importance of the major transportation routes. Maximum building heights may be limited.
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V o l u m e 2A – Secondary Plans Centretown Local Commercial Areas h) These areas shall include retail shops and other commercial operations which serve the needs of the immediately surrounding local population. Residential uses will be permitted above the ground floor level. Maximum building heights will be limited Queensway Commercial Area i)
This area shall include offices, hotels, apartment hotels, parking areas, bulk good outlets, wholesale operations and several other commercial operations which serve the special needs of travellers and commuters as well as the special needs of the residents of the City. Residential uses are not considered to be compatible. Development will be encouraged to create a buffer between the Queensway to the south and the residential areas to the north. Maximum building heights will be limited. Special design and massing consideration will be given to sites located at the corners of Bank and Catherine Streets to ensure compatibility. Over time, the streetscape along Catherine Street shall be improved. [Amendment #24, May 11, 2005]
Heritage Commercial Areas j)
These areas shall include retail shops and a limited variety of other commercial uses suitable for buildings of heritage character and may include public or residential uses which complement or contribute to the commercial activity. Buildings included within these areas shall be considered to be of heritage value or as significant elements in the formation of Heritage Commercial Areas. Development and redevelopment of properties within these areas will be permitted. New development will be considered in terms of its form, scale and design to ensure that it compliments and contributes to the heritage character of the area. Maximum building heights will be limited.
k) The “Elgin Street Commercial Area” will accommodate a mix of commercial, institutional and residential uses that enhances the surrounding community by providing goods and services for the adjacent residents, downtown workers and tourists, the greater Centretown area and the city as a whole. It is intended that small-scale, street-oriented commercial establishments will contribute to a highly animated and attractive commercial street with a strong pedestrian presence. Also, an appropriate balance and mix of uses will be achieved and maintained so as to adequately serve the local community, regional market and tourists; and to capitalize on the city’s yearly festivals and special events, all the while not undermining the adjacent community. The presence of community uses and churches along Elgin Street, such as the Jack Purcell Recreation Complex, Elgin Street Public School, and Minto Park, will complement the overall mix of uses and serve to enhance the street’s vitality by making it the focus of community activity. It is also the desire that the area’s housing stock will be augmented with upper-floor residential units in an attempt to increase local resident activity on the street. Building heights will be limited. [Amendment #27, July 13, 2005] Residential Office Areas l)
These areas shall include a wide range of: retail, commercial, office, residential and public uses. Maximum building heights may be limited.
Public/ Institutional Use Areas m) These areas shall include a wide variety of public uses including schools, parks, public utility installations, municipal facilities, community and health centres and places of worship.
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V o l u m e 2A – Secondary Plans Centretown Heritage Public/ Institutional Areas n) These areas shall include places of worship and public institutional buildings and sites which are considered to have heritage value. Existing buildings should be retained and wherever possible, rehabilitated to more closely reflect their exterior heritage character. Major Open Space Area o) This area includes the landscaped lands adjacent to the Rideau Canal owned by the National Capital Commission. This area shall provide open space and may include recreational facilities to meet the needs of both the residents of Centretown and the National Capital Region. Continuances of Existing Uses p) Any use legally in existence and permitted by the Restricted Area By-law passed pursuant to this plan may be converted to another use which is more compatible with the goals, objectives and policies of this plan than for the purpose for which it was used at the time of the contemplated conversion. Such conversion must be to the satisfaction of the City of Ottawa and the Committee of Adjustment.
3.4.3 Housing Policies The following policies will be considered in the rehabilitation, development, and redevelopment of housing in Centretown. Dwelling Size and Composition a) In order to protect present and future residents of Centretown, the City of Ottawa will adopt regulations relating to the minimum size of dwelling units within each residential area. The City of Ottawa may also adopt regulations concerning the number of bedrooms per dwelling unit in each of the residential areas in an effort to ensure an adequate supply of dwelling units suitable for families with children. Although individual rented rooms will be permitted in all residential areas, they may be limited in the low and medium profile residential areas. Assisted Housing b) In recognition of the affordability problem encountered by many individuals and families in securing adequate housing, the City of Ottawa shall encourage and shall determine specific means to provide for a significant percentage of publicly assisted housing for persons and families of low to moderate income in new residential developments. The City of Ottawa may also purchase existing housing or assemble land for housing construction, as circumstances demand, in order to further the objectives of the Plan. Assisted housing will be made available to both renters and potential owners and will not be limited to any particular residential area. Conservation, Rehabilitation and redevelopment c) The City of Ottawa shall adopt regulations to prevent the unnecessary demolition of good housing and shall encourage the retention and improvement of existing structures. Wherever redevelopment occurs the Municipality shall encourage and determine specific means to ensure that the design of new buildings will be compatible with existing adjacent structures and that the landscaping will complement and contribute to the character of the residential areas.
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V o l u m e 2A – Secondary Plans Centretown 3.4.4 Commercial Policies The following policies shall be considered in the development and redevelopment of commercial uses in Centretown. Shopping Facade a) In order to ensure the development of a cohesive shopping area along the entire length of Bank and Elgin Streets, the City of Ottawa shall adopt regulations to limit development at ground level to retail shops and other pedestrian oriented commercial enterprises. Parking lots and other auto oriented activities as well as commercial operations which are not dependent on pedestrian business would disrupt the cohesiveness of the shopping area and as such, will be prohibited from locating on ground level. Wherever possible, the City of Ottawa will encourage store facades which are compatible with one another and which, in total, create an attractive shopping environment. Bank Street Promenade b) The City of Ottawa shall encourage and assist in the implementation of an attractive, pedestrian oriented promenade along the Bank Street commercial area. This promenade is intended to enhance the shopping environment and in turn, increase the viability of Bank Street as a major commercial area. Convenience Stores c) The City of Ottawa recognizes the need for convenience stores located outside concentrated areas of commercial activity. Accordingly, the City will permit "corner stores" and "apartment tuck shops" provided that these stores do not detrimentally affect similar existing stores or a designated, but undeveloped commercial area, located within reasonable proximity. d) That the following policies shall apply to all development and redevelopment within the Elgin Street Commercial Area identified on Schedule "H": i. Land Use Details - In recognition of the potential for certain uses to detract from achieving an appropriate mix of uses, and in particular the potential impacts associated with entertainment/restaurant type uses, and to ensure that uses along the street will contribute to achieving the above-noted land use policy, the zoning for the area will establish regulations to limit the size and street frontage of uses so as to ensure that a small-scale street-related character is maintained for the area, and to limit the location of certain uses so as to ensure that uses contribute to an attractive pedestrian-oriented street environment. ii. Strategic Intervention - To achieve the land use objectives for the area, Council is committed to identifying and participating in the implementation of strategic intervention opportunities such as strategic redevelopment opportunities through joint venture or development for the area, or potential incentives such as financial and other incentives that can encourage or support the establishment of the desired uses. This might include exploration of parking opportunities and streetscape improvements. iii. Streetscape Improvements - It is Council’s desire to achieve a highly animated and attractive physical environment within the Elgin Street Commercial Area, consistent with the recommendations of the Downtown Ottawa Urban Design Strategy 2020, through streetscape improvements that would enhance the pedestrian environment and the street’s existing character and charm, and integrate this commercial area with the Central Area. As part of this initiative, consideration will be given to the creation of building façade design guidelines to give direction and encouragement to owners to improve building facades. iv. Road Widening Requirement - There is an Official Plan requirement for a road widening on each side of Elgin Street that could result in a 2.5 metre right-of-way widening being
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V o l u m e 2A – Secondary Plans Centretown requested at the time of redevelopment. This may not be entirely appropriate due to the fact that Elgin Street is located in the Centretown Heritage Conservation District, and its buildings generally present a uniform continuity of façades. Also, there are numerous property owners, making it difficult to obtain the desired right-of-way. A streetscape plan to be prepared at a future date will identify potential locations where the road widening may be required to accommodate wider sidewalks, trees, street furniture, bus shelters and bicycle parking. [Amendment #20, January 12, 2005]
3.4.5 Heritage Policies The City of Ottawa recognizes the value of heritage as a neighbourhood planning concern. The retention and revitalization of heritage buildings, structures, sites and environments within Centretown will: • • •
preserve irreplaceable architectural styles which provide character and variety essential to a vital urban environment; extend the economic life of existing buildings; ! reinforce the residential character of Centretown; strengthen the "sense of community" within Centretown.
The following policies relate to the designation, preservation and rehabilitation of Heritage Buildings and Heritage Areas within Centretown.For the purposes of this Chapter, heritage buildings are those which have significant architectural merit or are associated with historic persons or events. Heritage Areas are areas which contain several buildings which, when considered together, have a unique architectural character or historical and cultural significance. Heritage Buildings a) The City of Ottawa shall identify and designate buildings of architectural, historical or cultural significance as Heritage Buildings. These shall be protected from unnecessary demolition and insensitive alteration through such means as are available to the municipality. Existing buildings of heritage value should be retained and, wherever possible, rehabilitated to more closely reflect their exterior heritage character. Heritage Areas b) The City of Ottawa shall identify and designate areas of architectural, historical or cultural significance as Heritage Areas. These areas shall be protected from intrusion by incompatible land uses and undesirable traffic. The City of Ottawa shall prevent unnecessary demolition or insensitive alteration of individual buildings within these areas through such means as are available to the municipality and shall encourage rehabilitation wherever appropriate. Wherever redevelopment occurs, Council shall ensure that the design and landscaping of new buildings complement the character of the area
3.4.6 Site Development Policies There are also vacant sites in Centretown available for development and it is likely that any new development and redevelopment will occur on scattered sites throughout the area in addition to the areas which are available for total redevelopment. The policies of this Section are designed to ensure that all development will enhance the physical environment of Centretown and will be compatible with adjacent existing uses. a) General Site Development: The following policies shall apply to all development and redevelopment in Centretown:
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V o l u m e 2A – Secondary Plans Centretown i. ii. iii.
iv. v. vi.
vii.
Development shall only be permitted where municipal and public utilities and services are available and where the development will not adversely effect the level of service available to existing development; The scale, form, proportion and spatial arrangement of new development and redevelopment shall cause minimal visual intrusion on existing development and, wherever possible, shall contribute to the overall physical environment of Centretown; All development will be landscaped to the satisfaction of the City of Ottawa. Generally, this landscaping will extend beyond the property line to the road, and wherever necessary, will serve as a buffer between non-compatible land uses. Existing landscape features including desirable trees and shrubs should be retained and incorporated into a landscape design which enhances both the new development and the surrounding environment; All parking and loading areas shall be appropriately landscaped and screened from adjacent properties and roadways; Development shall provide for pedestrian movement through or along the site as required by the City of Ottawa; The City of Ottawa recognizes the potential value of using space over roads for various forms of development. Accordingly, a policy will be established whereby the municipality may permit the utilization of these air spaces. This privilege will only be extended on an individual basis and only where the recipient of the air rights provides public amenities as are considered desirable by the City of Ottawa; Prior to the development of any site the City of Ottawa may require the property owner to enter into a development agreement with the municipality. A development agreement shall include conditions relating to cash or land dedication for park and road purposes, site engineering, easements, parking, loading and traffic circulation, pedestrian circulation, snow and garbage removal, grading, drainage, and landscaping, lighting and signing and such other conditions as are required by the municipality.
b) Residential Site Development: The following policies are specific to site development in residential areas of Centretown: i. The City of Ottawa recognizes the need for amenity areas in and around residential buildings and will adopt regulations to ensure that an adequate amount of recreational and open space is provided in each development to met the occupants needs. These regulations shall specify acceptable types and the location of internal and external amenity areas; ii. The City of Ottawa recognizes the need to maintain a compact form of residential development in Centretown and may adopt regulations relating to yard clearances and building setbacks which will preserve this form of development. These regulations, however, shall ensure adequate buffering between residential areas and other existing and possible future land uses and roads; iii. The City of Ottawa is concerned with present and future residents needs to enjoy natural light, circulation of air and relatively unobstructed views. In recognition of these needs and in an effort to protect the environment of residential areas, the City of Ottawa shall establish regulations relating to the right of aspect. In general, new development shall not unreasonably obstruct natural light, view and air circulation from the main window of existing habitable rooms. c) Commercial Site Development: The following policies are specific to commercial development in Centretown: i. The City of Ottawa recognizes the need for amenity areas in and around commercial and office buildings and will adopt regulations to ensure that an adequate amount of recreational and open space is provided in each development to meet the users needs. These regulations shall specify acceptable types and the location of internal and external amenity areas;
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V o l u m e 2A – Secondary Plans Centretown ii.
The design of facades and signs of buildings in concentrated commercial areas shall be designed to complement one another and shall provide a positive contribution to the overall physical environment of the area. Isolated commercial buildings in residential areas shall be designed to harmonize with the character of the areas within which they are built; iii. Public parking and loading areas shall be designed to minimize conflict with adjacent land use. Vehicular entrances and exits to parking areas shall be designed to minimize the disruption of traffic flow on access roads.
3.4.7 Transportation Policies The following policies relate to motorized vehicle, bicycle and pedestrian movement within Centretown. Parking policies are also included. Public Transportation a) The City of Ottawa supports the increased use of public transit and will encourage improvements to the public transportation system in an effort to decrease through traffic in Centretown. Specifically, the City of Ottawa will support exclusive bus lanes and busways and will encourage research into other methods and modes of transit which will increase use of the public system and decrease reliance on the private automobile. Road System b) The City of Ottawa supports the concept of decreasing through traffic in family oriented neighbourhoods and improving the parking situation for Centretown residents. Accordingly, the City of Ottawa will undertake such detailed studies as are required and such engineering and landscaping as is necessary to achieve a satisfactory road reorganization. In an effort to improve through traffic flow on major arterials, the City of Ottawa will limit access from local roads, and support the use of exclusive bus lanes and may take or support other actions which are conducive to the efficient use of major arterials in Centretown. Pedestrian and Bicycle System c) The City of Ottawa shall encourage and assist in the design and development of a safe and attractive system of pedestrian and bicycle paths. This system will be designed to ensure linkages with the Central Area, the Rideau Canal Open Space System, adjacent residential communities and the University of Ottawa. As the University is located to the east of the Rideau Canal, a separate pedestrian and bicycle bridge may be required. Parking d) City Council will require owners of new commercial developments or redevelopments to provide parking spaces or to make equivalent cash payments as required by the Restricted Area By-law. To encourage the development of strategically located public parking areas adjacent to the Bank Street major commercial area, developers of residential and commercial buildings may be permitted to develop more floor space than would normally be permitted where they provide public parking in excess of their requirements in those areas allocated for such purposes in the Restricted Area By-law. In general, the development of new public parking will not be permitted. However, where a surface parking area lawfully exists at the date of the passing of a Restricted Area By-law passed pursuant to this plan, such a surface parking area may be converted to another use permitted by the Restricted Area By-law in which the use is located. Such a surface parking area may be incorporated within the confines of a structure which is developed in conformity with the Official Plan Consolidation for the City of Ottawa
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V o l u m e 2A – Secondary Plans Centretown Restricted Area By-law provided that the amount of public parking is no more than that which lawfully existed at the time of the passing of the by-law. The inclusion of this additional use within the confines of the structure shall be calculated in the total amount of floor space permitted by the by-law. In residential areas City Council will encourage the construction of common parking areas in conjunction with the proposed street reorganizations in order to alleviate the shortage of on-site parking. In Heritage Residential, Heritage Commercial and Heritage Institutional Areas, normal parking requirements of the Restricted Area By-law will not apply. Parking requirements will be established through the development control process in order to allow greater flexibility in protecting the quality of heritage sites. Two - Way Street Conversions e) Two-way Conversions - As part of a downtown transportation study, the City of Ottawa will review the effects of converting one-way north-south streets to two-way traffic. This study will consider the impacts on the existing Queensway ramping system and changes to the Queensway corridor proposed by the Ministry of Transportation as well as the priorities identified by the National Capital Commission Core Area Master Plan. First priority streets to be considered for conversion are Metcalfe and O’Connor Streets and second priority are Kent and Lyon Streets. [Amendment # 24, May 11, 2005]
3.4.8 Property Services and Community Facility Policies Municipal Services a) In order to meet future needs, the City of Ottawa shall undertake such replacements and expansions as are necessary. Wherever possible, sewers which currently carry combined storm and sanitary sewage, shall be separated. Role of Metcalfe Street b) The City of Ottawa shall redefine Metcalfe Street as a major civic boulevard and capital gateway that links the civic realm with the capital realm. [Amendment #24, May 11, 2005] Streetscape Improvements c) The City shall undertake streetscape, landscape and public realm improvements on Metcalfe, O’Connor and Somerset Streets and on Cartier Street between Lisgar and Somerset as part of the capital budget for any road and infrastructure renewal program for these streets. Treatment shall include cycling strategies that recognize the contribution cycling makes to the transportation infrastructure and shall also be required on the streets surrounding the Canadian Museum of Nature as proposed in the Targeted Strategy for the Metcalfe Gateway and Canadian Museum of Nature Block Restoration below. [Amendment 24, May 11, 2005] Utilities d) Hydroelectricity, natural gas and telephone systems will be extended wherever necessary to serve new residential and commercial development. In the interest of enhancing the physical environment of the inner city, the City will require all utilities to be installed underground and will support the burying of existing overhead wiring.
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V o l u m e 2A – Secondary Plans Centretown Schools e) Schools presently operating will be maintained in their present use. School buildings and the open space surrounding them are important facilities within the community and shall be used more intensively for recreation, social and cultural activities. Open Space f)
The City of Ottawa recognizes the deficiency of useable open space areas in Centretown and is concerned with the difficulty of obtaining additional open space in the community due to high land assembly costs. In the interests of increasing the amount and type of open space in Centretown, the City of Ottawa may create linear street parks utilizing portions of existing rights-of-ways and may acquire land to develop parks. The City of Ottawa shall encourage the National Capital Commission to develop the open space area adjacent to the Rideau Canal for both active and passive recreation in order to increase recreational opportunities for the residents of Centretown. Open Space areas within and surrounding churches, schools, offices and other buildings should be utilized to their full open potential. Accordingly, the City of Ottawa, shall wherever desirable, enter into agreements with these public and private authorities with the objective of developing additional and compatible uses of existing open space lands. As a condition of subdivision, condominium approval, development or redevelopment for residential, retail commercial and office purposes, the City of Ottawa shall require land dedications for park purposes or cash payments in lieu of land dedications. In general, land dedications rather than cash payments will be preferred in: a) high profile and built up areas, or b) in situations where land can be added to existing open space areas, or c) where it will contribute to the improvement of the neighbourhood environment. Dedications or equivalent money shall be required on a per unit basis at a rate to be established in the Implementing By-law. Also in the interests of increasing useable open space in Centretown, the City of Ottawa shall prohibit vacant lands from being used for surface parking and shall require that vacant lands be appropriately landscaped for the interim period between demolition and redevelopment. Wherever desirable, the City of Ottawa shall lease vacant public or private land for park purposes.
Recreational and Social Services g) The City of Ottawa supports the concentration of a number of recreation and social meeting facilities in Community Centres. These centres may also include such social services as health and dental clinics, personal counselling services, legal aid, daycare, information and referral services and any other service which is best delivered at a neighbourhood level. The delivery of recreational and social services within Centretown shall be closely co-ordinated in order to avoid inefficiency and duplication. The two existing Community Centres, McNabb and Jack Purcell, shall be maintained and complemented with additional facilities as required. A third Community Centre will be established in the northern part of Centretown to meet the needs of the existing and future population of the high profile area.
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V o l u m e 2A – Secondary Plans Centretown 3.4.9 Targeted Strategies [Amendment 24, May 11, 2005] Civic Street Beautification and Streetscaping City Council shall consider undertaking the following targeted strategies (see Annex 9) to implement the Downtown Ottawa Urban Design Strategy: Elgin Street a) a streetscaping plan for Elgin Street with enhancements that mirror the quality of Confederation Boulevard and improve the visual and pedestrian environment. O’Connor Street b) a streetscaping plan for O’Connor Street tied to converting the street to two-way traffic in accordance with Policy 3.4.7e) above. Somerset Street c) a streetscaping plan for Somerset Street that complements and builds on the existing character of the street, including the Somerset Village BIA area. Metcalfe Gateway and Canadian Museum of Nature Block Restoration d) in collaboration with the National Capital Commission, a restoration plan for the Metcalfe Gateway and the Canadian Museum of Nature block, including: i. Elimination of the Metcalfe Street continuation between McLeod Street and Argyle Avenue to create a single expanded park space; ii. Re-landscaping the park to a significantly higher standard as per the 2003 Public WorksGovernment Services Canada study; iii. Special streetscape treatment for the Metcalfe/McLeod intersection to create a public gathering space at the front entrance to the museum; iv. Reconstruction of Metcalfe Street as a civic boulevard, including street trees, special paving, lighting, co-ordinated street furniture and traffic calming measures(as determined by a downtown transportation study), at key intersections; v. Conversion of Metcalfe and O’Connor Streets to two-way traffic and consideration of a reconfigured Queensway/Metcalfe/O’Connor ramp system in accordance with Policy 3.4.7e); and vi. In collaboration with the National Capital Commission, consideration of an improved alternative scenic access system from the Queensway and Elgin Street to the Queen Elizabeth Driveway. Open Space Program e) an acquisition program for small open spaces, including working with property owners to provide open space accessible to the public in accordance with Policy 3.4.8f) above. Priority sites are corner locations along Metcalfe Street at Somerset and Lisgar, along O’Connor Street at Gilmour, Lisgar and Nepean, corner lots along Kent Street, and along Bank Street, particularly at the intersection of Bank and McLeod Streets. Bank Street Beautification f)
a streetscaping plan for Bank Street, including the following elements: i.
an initial clearing of clutter and cleaning of sidewalks and building frontages;
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provision of tree planting and landscaping, paving and street furniture of an equivalent quality to the Capital Realm north of Sparks Street; and iii. streetscaping treatments that wraps around the main east-west intersections. Bank Street Corridor Intensification Program g) in the blocks between Kent and O'Connor Streets, a determination of the most suitable locations for intensification based on the following criteria: i. preserve the Bank Street frontage as a main street; ii. transition into the residential area west of Kent Street; iii. focus the majority of intensification mid-block on the east-west streets in keeping with the land use policies under Section 3.4.2 above; and iv. protect heritage sites.
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3.5 Implementation The policies of this Chapter provide a framework for the future development of Centretown. The success of these policies depends on effective implementation. The City of Ottawa has the jurisdictional authority to take such actions or make such demands as are required to carry out many of the policies of this Plan, however, certain policies can only be implemented with the co-operation of other public authorities including the Province of Ontario and the National Capital Commission. Wherever the agreement or involvement of two or more authorities is required to implement certain aspects of the Plan, the City of Ottawa will initiate discussions with these authorities with the objective of reaching an agreement on a desirable course of action. The following are specific means and methods of implementing the policies described in this Plan.
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3.6 By-laws Under the powers delegated to municipalities by provincial legislation the City of Ottawa shall enact a number of By-laws to control future development in Centretown.
3.6.1 Restricted Area By-law This By-law will regulate the use of land and the erection and use of buildings within Centretown and will provide the basis for implementing the land use policies of this Plan insofar as is permitted by the Planning Act. The By-law may also regulate height, character, bulk, location and other aspects of building construction or site development as specified in the Planning Act. Heritage zones, established within the By-law, are intended to further the achievement of certain objectives of this Plan. In particular, the establishment of heritage zones will enable the City of Ottawa to regulate certain elements such as location, parking, setbacks, height and mass of buildings which are essential to the maintenance of the overall character of unique heritage areas. Furthermore, heritage zoning regulation will stabilize development which, in turn, will encourage other investment, rehabilitation, and conversion of certain uses to uses which are more compatible with the objectives of this Plan. The establishment of heritage zones is not intended to preserve heritage buildings or heritage sites nor, to prevent their demolition.
3.6.2 Development Control By-law This By-law may, as a condition of development or redevelopment, require an agreement to be entered into between the City and the property owner which regulates the provision, maintenance and use of land as provided in the Planning Act.
3.6.3 Demolition Control By-law This By-law may designate Centretown, or any part thereof, as a Demolition Control area. A demolition permit issued by City Council will be required before any demolition can occur.
3.6.4 Parkland By-law This By-law will establish the percentage or rate of land, or equivalent cash, to be conveyed by a property owner wishing to develop or redevelop for residential purposes in Centretown.
3.6.5 Traffic and Parking By-law This By-law regulates parking, loading, traffic movement, commercial traffic, pedestrian and bicycle movement and other aspects of transportation and shall be used as one means of implementing the transportation policies of this Plan.
3.6.6 Other By-laws The City of Ottawa shall enact other such By-laws as are deemed desirable to implement any aspect of this Plan as permitted by the enabling legislation.
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3.7 Subdivision and Severances Under the provisions of the Ontario Planning Act the City of Ottawa shall acquire land or cash-in-lieu of land wherever a plan of subdivision or severance is required. Regard shall be had to the current subdivision policy of the City of Ottawa.
3.7.1 Subdivision and Development Control Agreements Through the authority of the Ontario Planning Act the City of Ottawa shall enter into subdivision and development control agreements with property owners wishing to develop or redevelop in Centretown prior to recommendation for subdivision approval or the issuance of a building permit. These agreements will establish conditions which shall be met by the property owner with regard to site development, land or cash dedications, development or redevelopment charges or other such conditions (permitted by provincial legislation) which the City of Ottawa deems desirable in the achievement of the Plan's objectives.
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3.8 Public Acquisition of Land Under the provisions of the Ontario Planning Act the City of Ottawa shall, wherever desirable purchase or otherwise acquire interest in land to effect the implementation of the policies of this Plan.
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3.9 Committee of Adjustment 3.9.1 The Committee of Adjustment The Committee of Adjustment, in considering an application under Section 44 of the Planning Act, shall (in addition to those matters required to be considered under The Planning Act) have regard for the following: a) That the proposed conversion of the use shall be considered with respect to the policies of the Official Plan and the requirements of the restricted area By-law applying to the area; b) That the proposed conversion shall be no greater in floor area and building height than the previous use which was in existence at the date of the passing of the restricted area By-law applying to the area; c) That the characteristics of the existing use and the proposed conversion shall be examined with regard to noise, vibrations, fumes, smoke, dust, odours, lighting and traffic generating capacity. No conversion shall be made if one or more of such nuisance factors will be created or increased so as to add essentially to the incompatibility of the use with the surrounding area; d) That the neighbouring uses will be protected, where necessary, by the provision of areas for landscaping, buffering or screening, appropriate setbacks for buildings and structures; and the provisions of devices and measures to reduce nuisances and where necessary, by regulations for alleviating adverse effects caused by outside storage, lighting, advertising signs, etc. Such provisions and regulations shall be applied to the proposed conversions; e) That traffic and parking conditions in the vicinity will not be adversely affected by the approval of the application and traffic hazards will be kept to a minimum by appropriate design of access and egress points to and from the site and the improvement of sight conditions, especially in proximity to intersections; f) That adequate provisions have been or will be made for off-street parking and loading facilities; g) That adequate municipal services such as water, sanitary and storm sewers, roads, etc. are available or can be made available.
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3.10 Public Works Program Under the authority of the Ontario Planning Act, the City of Ottawa shall direct and co-ordinate its public works programme as required by this Plan and shall establish a schedule for the improvement or replacement of all public works undertaken by this municipality.
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3.11 Special Public Works Projects The City of Ottawa may from time to time undertake special public works projects to enhance the physical environment of Centretown. These projects may include such projects as tree planting and landscaping, improvement of streetscapes, rehabilitation of public heritage buildings and any other special projects which will make Centretown a more environmentally attractive residential community.
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3.12 Municipal Incentives Under any legislation available to it, the City of Ottawa may provide grants or other financial assistance to property owners or community groups to assist in achieving the objectives of the Plan. In particular, the City may provide small grants as an incentive to property owners of Heritage or Heritage Interest Buildings in Heritage Areas undertaking major restorations.
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3.13 Design Control Under the provisions of the City of Ottawa Act, the City of Ottawa shall extend the jurisdiction of the Design Committee (established pursuant to the City of Ottawa Act) to review all proposals for erection of, or exterior alteration to, any building or structure, any part of which faces or is proposed to face a Design Control Highway to ensure that such changes are compatible with the site development and heritage policies of this Plan. All roads within Centretown as shown are specially designated as Design Control Highways in addition to any special designation which has been applied to these roads on Ottawa Official Plan, Schedule F.
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3.14 Municipal Studies The municipality shall undertake whatever additional research is required to implement the principles of the Plan and may adopt specific policies on these matters upon completion of this research.
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3.15 Intergovernmental Relations The City of Ottawa will encourage senior governments to take actions consistent with the Plan and wherever desirable, the City will enter into responsibility and/or cost sharing agreements with other public authorities to achieve specific objectives.
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3.16 Special Assistance Programmes The City of Ottawa shall investigate and wherever desirable, take advantage of all special assistance programmes offered by the senior governments. In particular, the City of Ottawa will use the Neighbourhood Improvement Programme, the Residential Rehabilitation Assistance Programme and the Ontario Housing Renewal Programme and their successors with the objective of improving building conditions and neighbourhood facilities in low profile residential areas and in areas not intended for redevelopment. Such programmes as Assisted Home Ownership, Non-Profit Housing, Land Assembly, Rent Supplement, and Public Housing and their successors shall be used wherever possible to increase the supply of affordable housing for low and moderate income households and for persons with special needs.
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3.17 Citizen Involvement The City of Ottawa recognizes the role of citizens and citizens groups in implementing many aspects of the Plan and supports their continued involvement in the planning process. In particular, the City supports the efforts of the Centretown Citizens' (Ottawa) Corporation in providing affordable housing in the community.
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3.18 Ontario Heritage Act The City of Ottawa shall, wherever desirable, use the provisions of the Ontario Heritage Act to achieve the heritage policies of this Plan. The Local Architectural Conservation Advisory Committee established pursuant to this legislation shall advise and assist City Council on all matters specified in the legislation.
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3.19 Other Legislation The City of Ottawa shall investigate and use any other existing or future legislation which furthers the realization of the goals and objectives of this Plan.
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3.20 Interpretation This Chapter establishes broad principles to guide future development in Centretown. Schedule H Centretown Land Use is intended to illustrate certain aspects of the Plan and shall be considered as approximate rather than absolute. The boundaries between the various classes of land use are general only and are not intended to define the exact limits of a land use area. Amendments to this Plan will only be required where major changes in land use or transportation policies are contemplated. Minor adjustments to Schedule H - Centretown Land Use may be made for the purpose of a minor change to an Implementing By-law. When an amendment to this Plan is required, the City of Ottawa shall hold public meetings and undertake any other measures considered necessary to ensure effective participation by the residents of Centretown. A comprehensive review of the Plan shall be undertaken by the City of Ottawa in consultation with Centretown citizens no later than five years from the date of its approval by City Council.
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V o l u m e 2A – Secondary Plans Hunt Club
4.0 Hunt Club 4.1 Structure The area affected by this chapter is to be known as the Hunt Club Community and comprises a residential area, the Hunt Club Golf Course, a Major Activity Centre and related community facilities.
4.2 Land Use The Plan includes the following land use categories as shown on Schedule I - Hunt Club Land Use: • Park Area • Major Open Space Area • Institutional Area • Government Functional Area • Industrial Area • Commercial Area • Major Activity Centre • High Density Residential Area • Medium Density Residential Area • Low Density Residential Area
4.3 Characteristics of Land Use Categories 4.3.1 Park Area The Park Area category is intended to include community and district parks.
4.3.2 Major Open Space Area The direction for the Major Open Space Area designation on Schedule I - Hunt Club Land Use shall be guided by the applicable policies in the Ottawa Official Plan. The Temporary Open Space designation of the Hunt Club Golf Course indicates that these lands are held in private ownership and that they will not necessarily remain indefinitely as open space, nor are they free and open to the general public, nor will they be purchased by the municipality at any time. Temporary Open Space Areas may be zoned in a manner which permits limited private development.
4.3.3 Institutional Area The Institutional Area category is intended to include schools, places of worship, civic and community facilities and public utility installations.
4.3.4 Government Functional Area The Government Functional Area category is intended to include all uses permitted in the major Open Space Area and all Federal Government or agency building groups in a landscaped or open space setting.
4.3.5 Industrial Area The Industrial Area category is intended to include industrial uses with limited nuisance features.
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4.3.6 Commercial Area The Commercial Area category is intended to include local shopping, local commercial services facilities, and public utility installations.
4.3.7 Major Activity Centre The Major Activity Center is intended to include a Major Shopping Area, offices and other commercial uses, public utility installations and institutional, recreational, civic and residential uses.
4.3.8 High Density Residential Area The High Density Residential Area category is intended to include mainly apartment dwelling units at a density of between 312.0 and 370.0 persons per net hectare (125 and 150 persons per net acre).
4.3.9 Medium Density Residential Area The Medium Density Residential Area category is intended to include mainly apartment and row dwelling units at a density of between 173.0 and 312.0 persons per net hectare (70 and 125 persons per net acre). Related and complementary accessory uses are also permitted.
4.3.10 Low Density Residential Area The Low Density Residential Area category is intended to include mainly row dwelling units at a density of between 100 and 173.0 persons per net hectare (40 and 70m persons per net acre), and single family, semi-detached, and duplex dwellings. Related and complementary accessory uses are also permitted.
4.4. Categories, Characteristics and Functions of Rights-of-way The categories, characteristics, and functions of the rights-of-way shall be those set out in Chapter 7.0 – Transportation.
4.5
Development Standards and Policies
The following are the standards and policies which shall be applied.
4.5.1 Population Maximum population shall be based on the consideration of limits established by the capacity of the collector sewers, and by the capacity of the collector roads, their intersections with arterial roads, and their geometric ability to handle anticipated traffic. In addition to these named factors, population distribution shall be based on considerations of optimum school population and residential development forms reflecting the natural conditions of topography, vegetation, soil conditions and similar natural factors. Based on the foregoing, the maximum population of the Hunt Club Community shall not exceed 17,000 persons.
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4.5.2 Major Activity Centre The Major Activity Centre shall be a focus of shopping, commercial, institutional, civic and recreational activities on a regional scale. In addition, the area shall include a residential component. The transportation system shall provide an ease of access to this area and adequate parking space shall be provided. Internal pedestrian and vehicular circulation shall be provided to minimize the use of adjacent arterial roads for such circulation.
4.5.3 Facilities The establishment of parks, schools and shopping areas shall be in accordance with Schedule I – Hunt Club Land Use.
4.5.4 Use Adjacent to the Railway Lands within 60.0 metre (200 feet) of the railway shall be used for non-residential purposes unless an appropriate study is carried out which determines that the impact of the rail line on residential development is within acceptable limits.
4.5.5 Pedestrian Way A pedestrian way shall be provided primarily oriented to the local and educational focal points, and secondarily oriented to the Major Activity Centre and the Major Open Space Area located west of the District along the Rideau River. The major part of the pedestrian way will make use of local streets and both private and public open space, although some connecting links may be provided on separate rightsof-way. Each of these separate rights-of-way shall have a minimum width of 6.0 metres (20 feet), and where the pedestrian way utilizes local streets, sidewalks shall be provided. The pedestrian way shall be grade separated at the railway, at the parkway, and where possible, at arterials and major collectors, or it shall cross arterials and collectors at major intersections.
4.5.6 Public Transit Provision of public transit facilities will be encouraged as extensions of existing facilities. This public transit system shall utilize the major thoroughfares, the arterial roads surrounding the residential area. Within the residential area the public transit system shall utilize the collector road system, except for loops.
4.5.7 Access Wherever desirable and feasible, access to arterials shall be prohibited from abutting properties. There shall be no access to collectors within 46.0 metres (150 feet) of arterials, where possible. When property ownerships do not permit this control, access to a collector road shall be located as far removed from the arterial road as possible.
4.6 Implementation 4.6.1 Development Plans Area development plans for the Hunt Club Community shall be prepared based on this document, and shall act as guides to the appropriate authorities for the acquisition of lands and for the implementation of the plan in all its aspects.
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V o l u m e 2A – Secondary Plans Hunt Club 4.6.2 Zoning The land uses shown on Schedule I - Hunt Club Land Use shall be implemented progressively by the approval of zoning by-laws based on the above-noted development plans. Regard shall be had for Department of Transport height regulations.
4.6.3 Prematurity Any development shall be considered premature until provision is made for the following services: water, storm sewers, sanitary sewers, hydro and access to the elementary schools.
4.6.4 Land Subdivision Subdivision of land by registered plan or severance shall be arranged on the basis of the development plans and appropriately conditioned to implement and aspects of the plan; and specifically land exchanges, where necessary, shall be included as conditions of approval. Regard shall be had for the current Subdivision Policy of the City of Ottawa.
4.6.5 Site Plans Site plans shall be required for all land to be used for any development, other than single family, semidetached or duplex dwellings on individual lots, whether or not such land is described by registered plan. All site plans shall be approved by the City of Ottawa.
4.6.6 Public Acquisition of Lands The proposals respecting public use lands shall be implemented by acquisition or exchange of lands between appropriate public authorities and the owners. Where necessary, in the Hunt Club Community, the City shall assemble small holdings under the provisions of The Planning Act in effect implementation of the plan in all its parts. The City shall act as a land broker in connection with both public and private development bodies through establishment of a land bank system.
4.6.7 Remnant Lands Development south of the Hunt Club Road shall be consistent with development in the former City of Gloucester.
4.6.8 Quarry Further quarrying operations in the Hunt Club Community shall be arrested by the City of Ottawa through the process of negotiation, legislation or acquisition.
4.7 Interpretation The application of this Chapter shall be limited to the area shown on Schedule I - Hunt Club Land Use. The boundaries of land uses are flexible and subject to minor variation without amendment to the Official Plan. The location of land use and pedestrian ways are included to represent the facilities and services required and are not intended to represent exact locations. The standards and policies of development set out in this Chapter are included as guides and are subject to minor variation without amendment to the Official Plan. Interpretation of this Chapter shall be made having regard to information contained in all chapters of the Official Plan.
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V o l u m e 2A – Secondary Plans Sandy Hill
5.0 Sandy Hill 5.1 Location This Chapter applies to the entire area bounded by Rideau Street to the north; the Rideau River to the east, the Queensway and the Henderson Street off-ramp to the south, Nicholas Street, the Rideau Canal and a line joining the two to the west; and Laurier Avenue and King Edward Avenue to the northwest. This area is known locally as Sandy Hill.
5.2 Purpose The purpose of the Chapter is to establish a Secondary Official Plan to guide future growth and change in Sandy Hill. The Plan includes policies for land use, transportation, heritage, physical and social services, site development and public participation.
5.3 Policies The effect of the following policies is illustrated on Schedule J - Sandy Hill Land Use and Schedule K Sandy Hill Pedestrian and Bicycle Network and New Parks.
5.3.1 General a. To preserve and enhance Sandy Hill as an attractive residential neighbourhood, especially for family living. b. To provide for a broad range of socio-economic groups. c. To accept a modest increase in population, primarily as a way of housing some of the growth in the Central Area labour force. d. To maintain and co-ordinate both the local functions of Sandy Hill (primarily as a residential neighbourhood) and the functions that serve a wider area (e.g., the mainstreet mixed uses area along Rideau Street and the University of Ottawa). [Amendment 19, January 12, 2005]
5.3.2 Land Use a. Residential Land Use i. To preserve and enhance the existing stock of good housing. ii. To distinguish among types of new housing on the basis of scale, and to locate the different types in areas appropriate to them. iii. To provide a wide variety of housing, including accommodation for low-income people, the elderly, the handicapped and others with special needs. iv. To permit public uses that complement the residential ones in type and intensity. v. For the lands known municipally as 85 Range Road, designated as High Profile on Schedule J, the maximum building height is 10 storeys and the tenth storey may only be used for amenity space and mechanical equipment. [Amendment 87, July 14, 2010] b. Commercial Land Use i. To provide for small-scale shopping areas that serve the immediate residential sector and to have them distributed generally throughout Sandy Hill. ii. To locate shops serving a wider market in areas where they will be readily accessible and will least affect the residential environment. c. Institutional i. To permit orderly development of the University of Ottawa, and to encourage useful links between the University and the adjacent community, a mix of institutional, commercial, and Official Plan Consolidation for the City of Ottawa
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V o l u m e 2A – Secondary Plans Sandy Hill residential uses that will serve both the University and the adjacent residential community will be permitted to locate along both sides of King Edward Avenue between Laurier Avenue East and Templeton Street [Amendment 51, March 28, 2007] d. Open Space, Parks and Public Uses i. To maintain, improve and where desirable, add to public open space and parks. ii. To minimize conflicts with other space demands by using vacant lots and street closings, incorporating open space within new developments, etc. iii. To enhance the relationship of the western edge of the University with the Transitway and transit stops, Nicholas Street and the Rideau Canal, in collaboration with the National Capital Commission and the University of Ottawa and through inclusion of the area within the University’s master plan; iv. To work with the University of Ottawa to identify and safeguard key areas of open space within the campus area. e. Mainstreet Mixed-Uses i. To transform Uptown Rideau into a vibrant and charming community mainstreet; ii. To permit mid-rise buildings and a mix of land uses; iii. To provide a transition strategy between the mainstreet and the surrounding lower profile neighbourhoods; iv. To provide high quality architecture, pedestrian-friendly sidewalks and a fully integrated roadway for transit, pedestrians, cyclists and motorists. [Amendment 19, January 12, 2005]
5.3.3 Transportation a. To provide a transportation system that combines good access with minimal adverse effects on the physical and social environment. b. To emphasize public transportation and bicycle and pedestrian networks over the private auto. c. To direct through auto traffic around rather than into the neighbourhood. d. In future planning, to make land use the initial determinant of transportation needs. The latter should then be used to set any necessary limits on future development in the light of access requirements. e. To provide additional secure bicycle parking, particularly within the campus area. [Amendment 24, May 24, 2005]
5.3.4 Heritage To preserve and restore buildings, structures, sites and areas of architectural, historical and cultural significance. a. Overall Rationale Generally, the value of heritage as a planning concern lies in the following reasons: i. Cultural, Educational - Heritage structures and areas are a manifestation of our history and our past values, and contribute to our national identify; ii. Physical, Social - Heritage structures offer rich, irreplaceable architectural styles providing the character and variety essential to a vital urban environment. They provide an identifiable, cohesive sense of "place" within the City; iii. Economic, well-maintained heritage areas become significant tourist attractions. Also, older homes often offer economic alternatives to new construction. b. Sandy Hill Rationale In establishing heritage designations in Sandy Hill, the following neighbourhood planning considerations are involved:
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The location of individual designated buildings and heritage districts generally corresponds to the intention to preserve as much of the existing neighbourhood structure as possible, with areas of change located on the periphery of the community; ii. In addition to preservation of the existing physical structure of the neighbourhood, the intention is to further the sense of "community". The existing historic structures, with their special associations and architectural character, identify Sandy Hill as a unique neighbourhood and contribute to this sense of place and community; iii. Preservation of heritage structures, now primarily residential, corresponds to the intention of maintaining Sandy Hill as a residential neighbourhood.
c. Means of Carrying Out the Heritage Programme i. Zoning By-law - the purpose is to set out specific appropriate land uses compatible with the maintenance of the heritage character of a building or neighbourhood. Uses which are incompatible are those which are incompatible with the heritage character of the building or neighbourhood, and the appropriate residential, commercial or public component of the zone. Yard, setback and open space requirements are regulated in accordance with the heritage character of the neighbourhood. Ontario Heritage Act - includes various controls over old and new buildings, design controls. ii. Financial assistance, etc. iii. City of Ottawa Act - includes controls and financial authorization. iv. Demolition Control under The Planning Act. v. Development Control under The Planning Act. vi. Design review by the City. vii. Small conditional grants to owners who restore heritage buildings. viii. Heritage landscaping and street furniture programme. ix. Heritage Advisory Committee. x. Revolving funds for restoring properties that the City acquires for re-sale.
5.3.5 Physical and Social Services To provide adequate physical and social services (e.g., sewer systems and recreation guidance) and, in the case of new development, to provide them concurrently with population growth.
5.3.6 Site Development a. To ensure that the scale, form, proportion and spatial arrangement of new development cause minimal intrusion on the sunlight, air and aspect enjoyed by existing adjacent development. Wherever possible, such new development shall contribute to the overall physical environment. b. To ensure that new development shall provide for internal and external on-site amenity areas. c. To enhance development with landscaping, especially for parking and loading areas and as a buffer between dissimilar land uses. d. To ensure that new infill development along the eastern side of King Edward Avenue is of a scale that transitions down from the larger university buildings to the smaller residential buildings of Sandy Hill. e. To ensure that new development between the Central Area and the north side of the University respects the scale and character of the historic university core and the scale of Laurier Avenue. [Amendment #24, May 11, 2005]
5.3.7 Public Participation To provide for the continuing involvement of the public in the development of Sandy Hill.
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V o l u m e 2A – Secondary Plans Sandy Hill The policies of this Chapter provide a framework for the future development of Sandy Hill. The success of these policies depends on effective implementation. The City of Ottawa has the jurisdictional authority to carry out many of the policies of this Plan; however, certain policies can only be implemented with the cooperation of other public authorities, including the Regional Municipality of Ottawa-Carleton, the Province of Ontario, and the National Capital Commission. Wherever such co-operation is required, the City of Ottawa will initiate discussions with these authorities to determine a joint course of action.
Targeted Strategies City Council shall consider undertaking the following targeted strategies (see Annex 9) to implement the Downtown Ottawa Urban Design Strategy: King Edward South Beautification a. a streetscaping plan for King Edward Avenue (as part of a larger streetscaping plan extending from Rideau Street to Mann Avenue) including street tree planting, lighting, sidewalk enhancement, public art, street furniture and landscaping. University Planning Program b. participation in and support for planning initiatives undertaken by the University of Ottawa in the future to harmonize the interface between the University and the remainder of the Sandy Hill neighbourhood. [Amendment #24, May 11, 2005]
5.5 Interpretation This Chapter establishes broad principles to guide future development and redevelopment in Sandy Hill. Amendments to this Plan will only be required in the case of major changes in policy.
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V o l u m e 2A – Secondary Plans Preston-Champagne
6.0 Preston-Champagne 6.1 Introduction This Chapter contains a Secondary Policy Plan for the Preston-Champagne area, which provides a more detailed area - based policy direction for a number of land use areas within Preston-Champagne. These areas are designated on Schedule "L" - Preston-Champagne Land Use. Reference must be made to both the Ottawa Official Plan and the Secondary Policy Plan for complete guidance on specific sites in Preston-Champagne.
6.2 Vision Image In the future, the Preston-Champagne area will continue to be a diverse inner city neighbourhood, containing a mix of residential, office, retail, and light industrial employment uses. The attractiveness of the area for redevelopment will be reinforced by its central location and accessibility to existing and future transitway stations and the Queensway. A defining characteristic of Preston-Champagne is its division into separate quadrants by major existing and future transportation corridors (the Queensway and the CPR corridor). Major redevelopment, resulting in new employment and housing opportunities, sensitively scaled to provide a transition to existing lower profile residential areas, will occur in the older industrial lands along these transportation corridors, including Carling Avenue and Somerset Street. Existing residential areas will be protected by directing neighbourhood commercial uses to Preston Street (and Somerset Street) thereby enhancing its role as the main shopping, restaurant, cultural and community focus of the neighbourhood. The Greenway System-Linkage designation along the CPR corridor is recognized. Southwest Quadrant In the southwest quadrant (south of the Queensway and west of the CPR corridor), a Secondary Employment Centre with a mix of medium and high profile employment uses will develop, focusing on both sides of Carling Avenue. The Centre will include existing office buildings (e.g., Sir John Carling Building) and new development which will infill vacant lands and replace older industrial uses. The northwest edge of this area will be redeveloped with low profile residential uses to provide a transition to the existing low profile residential areas to the north and west. High profile residential development is permitted on the north east corner of Hickory Street and Champagne Avenue. Development of these lands shall be in accordance with the policies of Section 3.0 of the Primary Plan and with the Preston Champagne Design Guidelines as set out in the Appendices to this plan. High profile residential development is permitted on the north west intersection of Hickory Street and Champagne Avenue. [Amendment 89, September 22, 2010] Southeast Quadrant In the Southeast Quadrant (south of the Queensway and east of the CPR corridor) medium and high profile employment uses will continue to develop along Carling Avenue and immediately south of the Queensway and east of Preston Street. A transition to low and medium profile residential uses and neighbourhood commercial uses on Preston Street will occur from these higher profile employment uses. In the residential areas, new, incompatible non-residential uses will be prohibited to encourage protection of the existing housing stock. [Amendment 14, September 8, 2004] Northeast Quadrant In the northeast quadrant (north of the Queensway and east of the CPR corridor) the low profile residential areas will be maintained. The Government Services Canada warehouse site along the east Official Plan Consolidation for the City of Ottawa
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V o l u m e 2A – Secondary Plans Preston-Champagne side of the CPR rail corridor provides an exciting opportunity for community building infill development, with a mix of residential and employment uses and new pedestrian and cycle linkages to the Greenway system along the CPR corridor. This site will include low and medium profile residential infill, with a transition to medium profile employment uses towards Somerset Street and the future City Centre Secondary Employment Centre complex on the north side of Somerset Street. Also, Plouffe Park will be expanded, through the provisions of the Parklands By-law, and improved as a locally-oriented open space facility. As commercial activity becomes more focused on Preston and Somerset Streets, Rochester Street will retain a more residential character with some at-grade, locally-oriented commercial uses. Northwest Quadrant In the northwest quadrant, (north of the Queensway and west of the CPR corridor), the existing light industrial character will be maintained and its compatibility with the adjacent residential community will be enhanced by the addition of design guidelines. Low profile light industrial uses will be compatible in height with existing low profile residential areas to the west. Preston Street Preston Street will be the unique pedestrian-oriented community focus for the Preston-Champagne area, providing street level retail, ethnic restaurants, cultural facilities and residential uses. Low to medium profile mixed use buildings with upper floor residential and ground floor commercial will be encouraged to provide a vibrant, secure 18 hour community that provides a full range of neighbourhood services. Streetscape enhancement, continuity of facade treatments, and local business promotions will help strengthen the ethnic identity and role of Preston Street as the "Main Street" of the Preston-Champagne neighbourhood. Enhanced Open Space / Linkages Along with the expansion of Plouffe Park, the Adult High School playing field will be maintained, and community access and views into the facility will be enhanced to provide a green oasis along Preston Street. In the southwest quadrant, Ev Tremblay Park will be expanded through the provisions of the Parklands By-law should the Humane Society decide to vacate their building. A major feature of the Greenway system within Preston-Champagne is the linkage along the CPR corridor from Dow's Lake to Somerset Street. This Linkage which is part of the Greenway System is shown on Schedule L. Pedestrian and cycle linkages will be improved by the provision of a new extension of the existing pathway which will run north of the Queensway along the CPR corridor to link with proposed and existing paths to the Ottawa River. East-west pedestrian linkages across the CPR corridor will also be enhanced. Transportation Corridor In the event that the CPR rail corridor becomes a multi-modal transportation corridor, (possible options include an arterial roadway, transitway, passenger rail, subject to future transportation and environmental assessment studies) the impact on and barriers between adjacent residential neighbourhoods will be minimized by: a. appropriate screening and buffering; b. protection of the existing recreational pathway and the creation of new pathway links; and, c. protection of the existing vegetative communities in the Greenway - Linkage. Provincial Highway 417 The Queensway is Provincial Highway 417. No direct access will be permitted to this road. In addition to all other approval requirements, all development applications adjacent to Provincial Highway 417 are subject to the requirements and permits of the Ontario Ministry of Transportation. Official Plan Consolidation for the City of Ottawa
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V o l u m e 2A – Secondary Plans Preston-Champagne
6.3 Objectives Protect Residential Areas/Sensitive Infill a. To protect and enhance existing residential areas and promote sensitive employment and residential infill development of older industrial sites. Enhance Preston Street b. To enhance and promote Preston Street as a pedestrian- oriented shopping and ethnic restaurant street which provides a community and cultural focus for the area. Transportation Corridor c. To ensure that the development of a Transportation Corridor along the CPR rail corridor has a minimal impact on adjacent residential communities, maintains the Greenway - Linkage designation and provides for pedestrian/cycle movement.
6.4 Policies Policies (a) to (m) refer to the land use areas on Schedule "L". Residential Areas a. City Council shall impose maximum height limits in all residential areas. Neighbourhood serving uses which serve neighbourhood needs shall be subject to Zoning By-law restrictions on their location and the provisions of Ottawa Official Plan, Section 3.6.1 or 3.6.2 as appropriate. Nonresidential uses, other than those included in existing use clauses of the Zoning By-law, shall be subject to the provisions of Ottawa Official Plan , Section 3.6.2. [Amendment #14, September 8, 2004] Residential Low Profile b. City Council shall permit predominately residential low profile uses within this area in order to preserve its residential character. Where appropriate, accessory home craft uses, subject to the existing provisions of the Zoning By-law, may also be permitted. Residential Medium Profile c. City Council shall permit predominately residential medium profile uses within this area which may be subject to redevelopment in the future. Residential High Profile d. City Council shall permit high profile residential uses on the northeast corner of Hickey Street and Champagne Avenue. Residential (Employment) Low Profile e. City Council shall permit low profile residential uses on Rochester Street, along with ground floor, locally-oriented commercial uses in residential buildings. Residential High Profile f. City Council shall permit high profile residential uses within this area. Limited commercial uses are permitted on Champagne, but the predominant use shall be residential. Low and medium profile residential uses are also permitted. [Amendment # 89, September 22, 2010] Residential (Employment) Medium Profile
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V o l u m e 2A – Secondary Plans Preston-Champagne g. City Council shall permit medium profile residential uses within this redevelopment area. Limited ground floor office and retail uses north of Beech Street will also be permitted, but the predominant use shall be residential. Employment Industrial Low Profile h. City Council shall permit low profile, light industrial uses within this area. The application of design guidelines contained in Ottawa Official Plan, Section 2.5.1 and 3.6.1, as part of the development approval process and the restriction of incompatible uses will help minimize the impact on the residential area to the west. [Amendment #14, September 8, 2004] Employment Offices Medium and High Profile i. City Council shall permit medium and high profile office uses in this area. For uses along Carling Avenue, reference should be made to the design guidelines in Ottawa Official Plan, Sections 2.5.1, 3.6.1, 3.6.2, and 3.6.3 as appropriate. [Amendment #14, September 8, 2004] Commercial/ Residential (Somerset Street) j. City Council shall permit the westerly extension from Rochester Street of the Somerset Heights Main Street Commercial/Residential concept along Somerset Street to provide a link to Preston Street and the Wellington-Somerset commercial area. Main Street Corridor (Preston Street) k. City Council shall promote Preston Street as the community and cultural focus and the main shopping street of the Preston-Champagne area. City Council shall therefore: i. Require continuous, pedestrian-oriented uses at grade; ii. Encourage residential or other appropriate uses above the street level; iii. Encourage uses which are vibrant and/or promote an ethnic theme and evening activity, such as specialty stores, restaurants, and entertainment uses; iv. Promote a Main Street theme through streetscape enhancement and co-ordinated facade improvements in co-operation with Preston Street business and community interests; v. Require low to medium profile, human scale, mixed use buildings in keeping with a Main Street theme as outlined in Ottawa Official Plan, Sections 2.5.1 and 3.6.2; vi. Consider Preston Street as a priority area for B.I.A. and City funded streetscape improvement and include it in any future Facade Improvement Programme; and, vii. Shall ensure that public transportation facilities, including bus stops/shelters, etc. are integrated into streetscape improvement plans to the satisfaction of OC Transpo. Institutional/ Community l. City Council shall recognize the existing adult high school and social housing complex within this area. Open Space/ Community Facility m. City Council shall promote the retention, improvement and expansion of existing open space/community facilities. In fulfilment of this policy, City Council shall promote: i. The expansion, through the provisions of the Parklands By-law, of Plouffe Park and Ev Tremblay Park for locally-oriented recreational facilities as the affected lands become available through redevelopment; ii. The opening up of and community access to the Adult High School playing field along Preston Street through discussions with the Ottawa Board of Education; and iii. The retention of Plant Bath. Parking (NCC Lot)
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V o l u m e 2A – Secondary Plans Preston-Champagne n. City Council shall recognize this area as a National Capital Commission parking lot for Dow's Lake facilities. Greenway/ Linkages o. City Council shall preserve a continuous Greenway system along the CPR corridor, and shall promote the extension of the existing recreational pathway from south of the Queensway to Somerset Street, thereby providing a continuous link from Dow's Lake to the Ottawa River. Opportunities to enhance this system and linkages to it shall be considered as part of the redevelopment of adjacent private lands. The Government Services Canada lands between Somerset Street and Gladstone Avenue and south of Carling Avenue are key links in the Greenway System. City Council shall also explore opportunities to develop new pedestrian bridges across the CPR corridor to facilitate east-west movement across this physical barrier. Urban Design Concept p. City Council shall support the concepts for improved pedestrian/green space linkages, focal points at entry nodes (Somerset Street and Carling Avenue), streetscape renewal and expansion of park space. Secondary Employment Centre q. City Council shall recognize a Secondary Employment Centre focused on Carling/Champagne Avenue. The Centre is in a highly accessible location with all day, high frequency public transit along Carling Avenue, and at a possible future intersection with a transitway and station. Council shall have regard to the following when considering development proposals in the Centre: i. A mix of office and ancillary retail and service uses is encouraged. Residential uses, within and adjacent to the Centre, are important to provide an appropriate transition to and integration with the existing residential community to the north and west. This integration is also to be realized by a transition in development from higher to lower profile buildings moving northward from Carling Avenue; ii. Landscaped open space is to be used to provide screening and buffering between different types of uses and to enhance the pedestrian environment; iii. Pedestrian links are to be provided between uses, and to adjacent residential areas, transit stops and Dow's Lake; iv. Sun/shadow drawings, are to be provided, where appropriate, to ensure there is minimal conflict between buildings and the adjacent residential area; v. For predominately office oriented developments, surface parking lots shall only be permitted in the initial phase of a project. A limited number of surface parking spaces may be permitted where it is deemed necessary for the orderly functioning of the site. As subsequent phases are developed, parking shall either be provided underground or in a parking structure; and, r. The vacant Government Services Canada lands, located south of Carling Avenue in front of the Sir John Carling Building, are part of the Secondary Employment Centre, relating to the Sir John Carling Building and the employment uses along Carling Avenue. Medium profile buildings are intended to respect the view lines to and from Dow's Lake and the Sir John Carling Building. Residential uses shall also be permitted, reflecting this site's prominent location close to Dow's Lake. Also, with the site's close relationship to the Carling Avenue enhanced treatment area (see Policy 6.4(o)), any redevelopment should be considered in reference to Ottawa Official Plan Section 2.5.1, 3.6.2 and 3.6.3. City Council shall also require that a storm water management plan be undertaken as part of the development approval process to ensure there is sufficient sewer capacity available at the time of redevelopment. [Amendment #14, September 8, 2004] Government Services Canada Lands (Between Somerset Street and Gladstone Avenue) s. City Council shall promote the future redevelopment of The Government Services Canada lands as a major opportunity for infill redevelopment. These lands shall contain a mix of uses composed Official Plan Consolidation for the City of Ottawa
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V o l u m e 2A – Secondary Plans Preston-Champagne of neighbourhood linear commercial type uses along Somerset Street, a medium profile office employment area to the immediate south of the Somerset Street frontage, an expansion of Plouffe Park, and the remainder of the site as medium profile residential, with a transition to low profile residential adjacent to the existing low profile residential area along Oak, Larch, Laurel and Balsam Streets. Vehicular access to the site is to be gained from Gladstone Avenue on the south and Somerset Street on the north. Pedestrian and bicycle access will also be gained from the streets to the east. Appropriate zoning for these lands, including a sun/shadow study to determine the proper building heights and their location relative to the abutting neighbourhood, will be addressed as part of the development approval process. Carling Avenue t. City Council shall encourage enhanced treatment along Carling Avenue between Champagne Street and Rochester Street to provide an attractive and lively entrance to the PrestonChampagne area, as part of the development approval process. Enhanced treatment can be achieved through generous landscaping in the median and adjacent private lands, prestigious buildings, parking located predominately underground or in screened structures, upper floor setbacks and pedestrian oriented walkways along the street and between buildings. Any median landscaping on Carling Avenue is subject to the Greening Guidelines for Arterial Roads in Urban Areas. Transportation Corridor u. City Council shall ensure that residential areas are appropriately screened and buffered from any development of the CPR corridor as a multi-modal transportation corridor. Proposals for new residential development shall be in accordance with Ottawa Official Plan, Section 4.8.8, including the requirement for a noise impact study. Any required widening of the transportation corridor north of the Queensway will be obtained from the Government Services Canada lands at the time of redevelopment in order to protect the existing residential neighbourhood to the west of the CPR corridor. South of the Queensway, development of the corridor should occur within the existing right-of-way in order to protect the existing residential community immediately to the east of the CPR corridor. The City recognizes that this corridor widening policy is subject to the findings of the Environmental Assessment approval process, which still has to be undertaken. Traffic Impact Studies v. City Council shall require, as part of the development approval process, that traffic impact studies, including traffic demand management, be undertaken for the following sites: i. Government Services Canada (between Somerset Street and Gladstone Avenue); ii. Government Services Canada (south of Carling Avenue). Parking w. City Council shall, where appropriate, negotiate for public parking as part of major Site Plan agreements undertaken in the area. Cash-inlieu of parking will only be considered for small-scale conversions and new developments. Infrastructure x. City Council shall be satisfied that capacity is available in the sewer system prior to granting applications for Site Plan Control approval. Pedestrian Links to Transit y. City Council shall encourage, where appropriate, development adjacent to Carling Avenue, Preston Street and Somerset Street to provide safe, sheltered pedestrian links to points of transit service. One means of achieving this could be reduced on-site parking requirements.
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V o l u m e 2A – Secondary Plans Preston-Champagne Potentially Contaminated Sites z. City Council shall require that the sites identified on Schedule "M" as potentially contaminated sites shall subject to the policies in Ottawa Official Plan, Section 4.8.4. Escarpment aa. City Council shall, as part of the development approval process, protect the existing escarpment, running just to the east of the fault line shown on Schedule "M", from further erosion. Noise bb. City Council shall, as part of the development approval process, have regard to the City's Noise Attenuation Guidelines for all new residential development adjacent to arterial Roads and Provincial Highway 417. Service Capacity cc. Prior to the approval of any development approvals (i.e., Subdivision/Condominium Plans, Part Lot Control By-laws, Site Plans, Zoning By-law Amendments, Consents, Group Building Projects, etc.), the City shall ascertain if there is sufficient capacity in the City sewer/storm sewer/water supply systems; if there is insufficient capacity to service the development, the City and/or the owner will be required to provide and fund the improvements to the satisfaction of the City.
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V o l u m e 2A – Secondary Plans Confederation Heights
7.0 Confederation Heights
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V o l u m e 2A – Secondary Plans Confederation Heights
7.1 Location This chapter applies to the area generally bounded by the Rideau River, Riverside Drive, Brookfield Road, the CNR rail line, Data Centre Road, more specifically as shown on Schedule N - Land Use. The area comprises Mooney's Bay Park, Hog's Back Park, Vincent Massey Park, certain properties on the east side of Riverside Drive south of Brookfield Road, certain properties on the south side of Brookfield Road, and that area developed as a federal employment node that is commonly known as Confederation Heights.
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V o l u m e 2A – Secondary Plans Confederation Heights
7.2 Purpose The purpose of this chapter is to establish a Secondary Policy Plan to guide future development in the Confederation Heights area, and specifically, to support the evolution of the area as a Primary Employment Centre (designated Mixed Use Centre in the Ottawa Official Plan). The plan provides a vision and objectives for the area and policies for Land Use, Urban Design, Transportation and Transit, Servicing, Recreation and Leisure, the Environment including stormwater management, and Implementation, including prerequisites and pre-conditions for development approvals.
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V o l u m e 2A – Secondary Plans Confederation Heights
7.3 Vision The Confederation Heights area in the future will comprise an identifiable, compact, mixed-use Primary Employment Centre flanked by major open space areas along the Rideau River and an established low profile residential community to the south. The area, originally developed in the 1950's and early 1960's as a car-orientated government office complex where buildings were developed within open space settings and where extensive areas of surface parking were provided, will evolve into a compact urban environment that is transit orientated and pedestrian and bicycle friendly. Development will be integrated with surrounding developments and uses, particularly the established residential area to the south and will respect its natural setting comprised primarily of the major open space areas along the Rideau River. The open space and park areas along the Rideau River will be retained as part of the City's Greenway System and will continue to serve as major regional leisure areas with active recreation and leisure facilities provided at Mooney's Bay and at the RA Centre. Hog's Back Park and Vincent Massey Park will be maintained as passive open space areas. The Primary Employment Centre itself will accommodate a mixture of uses with employment generating uses, primarily in the form of offices, being the predominant use supported by sufficient retail and personal service uses to satisfy the needs of the Employment Centre. Some residential development will also occur to contribute to the area's vitality. Development will comprise a collection of low (1-4 storeys) to high (up to 12 storeys) profile buildings connected by identifiable pedestrian, bicycle and transit linkages. A strong central focus to establish an urban square will be developed on the Canada Post property that may also become a community focus for the residential area to the south. Pedestrian areas will be comfortable and animated with active at grade uses along major pedestrian routes and within the central focus. The pedestrian environment will be supported by usable open space areas strategically located to benefit employees and residents within the employment centre. Transit accessibility will be greatly improved over time with initiatives being pursued that will see enhanced transit service being provided. In the medium term, priority measures for conventional transit will be implemented. In the long term, these initiatives shall include the establishment of a "people mover" system and/or use of the Elwood CPR line to provide commuter rail service to the Outaouais or to extend the transitway through the Confederation Heights Employment Node. While the service infrastructure within Confederation Heights is currently at or near capacity, strategies will be pursued to ensure service infrastructure upgrades and to have these systems revert from federal ownership to ownership by municipal, or utility agencies. Implementation of a comprehensive stormwater management strategy will see improvements to the quality and quantity of stormwater drainage into the Rideau River. Achievement of the vision for the area will be gradual as development initiatives are pursued with continued development of the Canada Post lands establishing a central focus for the area and establishing the general direction for continued evolution of the Confederation Heights area into a compact, pedestrian and transit friendly mixed use employment node.
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V o l u m e 2A – Secondary Plans Confederation Heights
7.4 Objectives In support of the vision, the following objectives for Confederation Heights area serve to establish the basis for the policies set out by this Secondary Policy Plan: • • • •
to promote the evolution of Confederation Heights from a government employment node to a multiple use Primary Employment Centre accommodating government uses, commercial office development, retail and personal service businesses, housing and community and recreational facilities; to protect the environmental qualities of the Greenway System along the Rideau River and Sawmill Creek in proximity to the Confederation Heights Employment Node; to ensure that development is well integrated with surrounding areas; is compatible with the adjacent uses and development in character and scale; is pedestrian and transit orientated; and is sensitive to the natural environment; and to ensure that required infrastructure improvements/upgrades are identified and undertaken related to but not limited to issues such as sanitary sewers, water systems, stormwater drainage, and transportation and transit prior to development being permitted and that recreational needs will be provided for as development occurs.
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V o l u m e 2A – Secondary Plans Confederation Heights
7.5 Policies The effect of the following policies is illustrated on Schedule N - Land Use, Schedule O - Development Parcels, and Schedule P - Circulation Systems.
7.5.1 Land Use The plan includes the following land use categories as shown on Schedule N - Land Use. • • • • • • • •
Primary Employment Centre Greenway System Major open space area Environmentally sensitive area Linkage Waterway corridor Mixed-use area Regional Level Leisure Facility
Development and land uses provided within these land use categories shall be as set out below by Policies 7.5.1 A to 7.5.1 C inclusive.
A. Primary Employment Centre i. ii.
Development within the Primary Employment Centre Area designation on Schedule N Land Use, shall be guided by the policies set out in the Secondary Policy Plan. The particular land use types shall exhibit the following characteristics:
a)
Employment Generating Uses Employment generating uses shall comprise predominately office uses, including government offices and uses that serve or are associated with office uses such as laboratories, printing and photostatting establishments. Development shall be concentrated in low (4 storeys) to high (12 storeys) profile developments centred around focal points.
b)
Residential Uses
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V o l u m e 2A – Secondary Plans Confederation Heights The full range of residential dwelling types shall be permitted though it is expected that the predominant residential dwelling form will comprise townhouses, low rise apartments (3-4 storeys) and medium to high rise apartments (up to 12 storeys). In general, residential types shall be located and be of a scale that is compatible with adjacent proposed and/or existing developments and shall not detract from the employment focus of the area. Concentrated residential development shall be permitted and encouraged for development sites that do not lend themselves well to providing for concentrated employment generating uses and where major development sites or portions thereof are peripheral to the provision of transit and are adjacent to amenities such as major open space areas and leisure facilities than can better complement and benefit residential development. Residential development will be required in instances where an increase in floor space index (f.s.i.) is being considered. Residential uses may be integrated within areas where concentrated employment generating uses are developed provided that such residential development is of a lesser scale and intensity than the employment generating uses. c)
Retail and Personal Service Uses In general, sufficient retail and personal service uses must be provided to satisfy or provide for the convenience needs of employees and residents within the Employment Centre and should be located to animate and provide for pedestrian interest on the ground floor of developments accommodating employment generating uses. Within areas of concentrated employment generating uses, retail and personal service uses should be oriented to major pedestrian and transit linkages and should be combined with other uses such as open spaces or leisure uses. A concentration of retail and personal service uses are to be provided on the Canada Post property. These are to exhibit sufficient diversity and critical mass to serve employees and residents of the entire Employment Centre with some uses provided that may also serve residents of adjacent communities. The overall intensity of such uses, however, shall not exceed the intensity of commercial development associated with a neighbourhood shopping centre and while a neighbourhood shopping centre designation will not be required, the policies set out in Ottawa Official Plan Section 3.6.2 shall be considered in determining the appropriate intensity of retail and personal service uses for this site.
d)
Recreation and Leisure Uses Recreation and leisure uses shall be located to ensure ease of access and when provided in association with concentrations of employment generating uses, should be located to contribute to creating focal points as set out in policy 7.5.3. Recreation and leisure uses provided to address needs of employees on the Canada Post property ideally are located to complement retail and personal service uses and should be situated so they may also serve the residential community to the south.
e)
Cultural, Entertainment and Hotel Uses Cultural and entertainment uses, when provided, should be located to contribute to creating focal points for development sites and in particular, to contribute to the creation of a strong central focus for the Employment Centre on the Canada Post property and to support the integration of the Employment Centre with the adjacent community. Hotel uses, cultural and entertainment uses are to be compatible with the needs of the immediate area, and shall not be major attractions that generate high activity levels.
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V o l u m e 2A – Secondary Plans Confederation Heights B. The Greenway System and Regional Level Leisure Facility i.
The direction for areas designated Greenway System as Major Open Space, Environmentally Sensitive Area, Linkage, Waterway Corridor Area, and designated Regional Level Leisure Facility on Schedule N - Land Use, shall be guided by the applicable policies in Ottawa Official Plan, Section 2.4.5 and Section 3.3.
ii.
To ensure the retention of the Greenway System within the Confederation Heights area and to provide for the appropriate integration of the Primary Employment Centre with the Greenway System, the following specific policies shall apply for areas designated as part of the Greenway System and designated as Regional Level Leisure Facility. a. Facilities that provide for active recreation and leisure pursuits shall be permitted only for the Regional Level Leisure facilities designated at Mooney's Bay Park including the Marina and at the RA Centre. b. The Regional Level Leisure facilities designated for Vincent Massey Park and for Hog's Back Park shall serve predominately to provide for recreational and leisure pursuits that do not require major facility developments. These parks shall be maintained as open green space with no development being permitted that has the potential to significantly detract from their open space character and environmental qualities. c. City Council shall support maintaining the surface parking lot located on the northwest corner of Heron Road and Riverside Drive to provide parking for Vincent Massey Park in addition to its use as off-site parking for the Primary Employment Centre.
C. Mixed-use Area i.
The Mixed Use Area designation identified on Schedule N - Land Use shall be developed to provide for an interface and transition between the Residential Area to the south and the Primary Employment Centre to the north and the Major Open Space Area comprising Mooney's Bay Park to the west. Within this area, low profile retail and residential intensification in accordance with the zoning in place at the time of the adoption of the Secondary Policy Plan shall be encouraged and shall be infill type development, where atgrade retail uses are provided with residential uses on upper floors. Reference should also be made to the Residential Areas, Mixed Use Residential Commercial, and Neighbourhood Commercial provisions contained in Policies 8.5.1 a), b) and c) of the Riverside Park Secondary Policy Plan, which also apply to this area.
7.5.2 Intensity/Density i.
Within the area designated Primary Employment Centre on Schedule N - Land Use, the number of employees shall not exceed 20,000. This shall be determined on the basis of 300 square feet of gross floor area per employee for employment generating uses.
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V o l u m e 2A – Secondary Plans Confederation Heights ii.
While the development parcels identified on Schedule O within the Primary Employment Centre may accommodate employment generating uses, the intensity of such uses shall be greatest where medium to high profile buildings are permitted as set out by policy 7.5.3 and where high transit modal shares can be achieved. The intensity of employment generating uses shall be lowest along the north side of Brookfield Road and west of Riverside Drive where low profile buildings only are permitted as set out by Policy 7.5.3.
iii.
The actual intensity of development for each development parcel within the Primary Employment Centre shall be determined through the development review process having consideration for policies set out in the Secondary Policy Plan, and factors such as site access restrictions/opportunities, traffic impacts, transit accessibility for employment generating uses, market demand/impact, overall density distribution, mix of uses, and other site conditions and factors that can influence determining appropriate development intensity.
iv.
Limitations on development intensity within the Primary Employment Centre shall be established in the Zoning By-law through the development review process for specific development initiatives with the establishment of specific building height limitations, setbacks and open space requirements and possibly through specifying floor area limitations for different classes of uses.
v.
For the area designated Mixed-Use on Schedule N - Land Use, the intensity of development shall not exceed the intensity of development permitted by the zoning in place at the time of the adoption of this Secondary Policy Plan.
7.5.3 Urban Design i.
Development within the Confederation Heights area shall have regard to the policies set out in Ottawa Official Plan Sections 2.5.1 and 3.6.2.
ii.
In recognition that major transportation corridors traversing through the Primary Employment Centre area result in geographically defined development parcels, City Council shall acknowledge these distinct parcels on Schedule O.
iii.
City Council shall require the submission of a master plan for development parcels as identified on Schedule O when development of all or a portion of the parcel is proposed prior to giving development approval, as set out in the Implementation section.
iv.
To ensure that all parcels are developed in an orderly manner so as to create a unified employment centre, City Council shall, have consideration for the following policies which establish urban design principles for the Primary Employment Centre: a.
General In general, development within the Primary Employment Centre area shall be compact and human scale so as to provide for a pedestrian, bicycle and transit friendly environment.
b.
Focal Points City Council shall require the establishment of focal points for each development parcel through the orientation of development, and concentration of at-grade retail and personal service uses and open spaces. Focal points ideally will be centred on major pedestrian and/or transit routes or at the convergence of these routes. The focal point established on the Canada Post property shall provide a strong central focus
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V o l u m e 2A – Secondary Plans Confederation Heights for the Primary Employment Centre. This will be accomplished by concentrating retail, personal service, cultural and entertainment uses as set out in policy 7.5.1 A. These uses shall be accommodated within low profile development centred around an open space area that will be focused on a pedestrian and transit circulation route and that will be a pedestrian priority urban square. c.
Pedestrian Environment Active retail and personal service uses are to be provided at grade along the major pedestrian routes conceptually designated on Schedule P, particularly in proximity to transit stops within areas of concentrated employment generating uses.
d.
Access So that development will be easily accessed from the exterior so as to ensure that the Primary Employment Centre area does not become isolated from the surrounding neighbourhood and to ensure that individual parcels do not develop in isolation from other parcels, vehicular access points should be provided from each of the major roadways, where feasible, to each major development parcel and as many pedestrian and bicycle access points as feasible are to be provided for each major development parcel.
e.
Internal Roads Each development parcel will be serviced by internal roads which are to be contiguous with existing roads where feasible and where the internal road pattern will facilitate the creation of traditional urban scale blocks and must be compatible with non-circuitous and centrallylocated transit operation. Internal roads that may accommodate transit buses, shall be developed to municipal standards
f.
Profile Development generally shall be low to high profile with high profile buildings (10-12 storeys) being concentrated within the central area of the Primary Employment Centre along Heron Road and stepping down to low profile (3-4 storeys) adjacent to major open space areas to the west and along the north side of Brookfield Road, so as to ensure that a gradual transition and appropriate scale integration with surrounding areas is achieved and to ensure that the highest intensity development is oriented away from major open space and adjacent established residential areas and that it is oriented towards areas where improved transit service will be provided. Figure 1 illustrates this policy.
h.
Orientation Buildings on the perimeter of development parcels adjacent to arterial roads are to be orientated to both the arterial roads and to the internal streets to be established to serve the parcel. Building entrances shall be orientated towards major pedestrian routes, transit stops or open space areas that are integrated with major pedestrian routes. i) Open Spaces Buildings are to be laid out to create and define a series of courtyards, squares, parkettes, and streetscapes for each major development parcel and these open space areas are to be developed to be supportive of the activity generated by the adjacent buildings. Each development parcel shall target achieving 35-45% landscaped open space.
i.
Open Space Buildings are to be laid out to create and define a series of courtyards, squares, parkettes, and streetscapes for each major development parcel and these open space areas are to be developed to be supportive of the activity generated by the adjacent buildings. Each development parcel shall target achieving 35-45% landscaped open space. Relationship to Residential
j.
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V o l u m e 2A – Secondary Plans Confederation Heights New development is to be compatible with adjacent residential development so as not to cast shadows, create overlook, or infringe on privacy of any adjacent residential areas. k.
Streetscape Character A hierarchy of streetscapes as set out below and illustrated by Figures 2, 3, and 4 shall be created so as to foster pedestrian and bicycle friendly street environments: Streetscapes, as illustrated by Figure 2, where informal soft landscaping comprising street trees, shrubs and grass are provided adjacent to streets and within medians should be developed along Heron Road and Riverside Drive. Building setbacks ranging from 15 m to 20 m should be provided along these streets within the Primary Employment Centre. Landscaped boulevard streetscapes, as illustrated by Figure 3, where sidewalks are separated from street curbs by landscaped grass boulevards; landscaped areas are provided between sidewalks and buildings and where landscaped medians may also be provided should be developed along internal roads or existing roads not classified as arterials that are fronted primarily by office uses or concentrations of residential uses. Urban streetscapes, as illustrated by Figure 4, where sidewalks extend from the street curb to building fronts and where urban street planting in below grade tree boxes and where street furniture is provided should be developed along internal roads that are fronted at grade by concentrations of retail and personal service uses and that are identified conceptually on Schedule P as major pedestrian or transit circulation routes. Streetscapes with physical characteristics similar to an urban streetscape but that also adheres to the guidelines and design principles developed by the NCC for "Royal Routes" should be developed along Brookfield Road and Hog's Back Road.
l.
Microclimate Microclimate is to be considered as an important generator of the built form. Buildings are to be designed and sited to foster climatic conditions that accommodate and enhance the broadest range of pedestrian activities. Each development shall demonstrate through the master plan required for each development parcel, as set out in the Implementation Section, consideration of this policy and consideration of cumulative impacts of development on microclimate conditions.
m.
Parking Parking, to the greatest extent possible, shall be provided in below and/or above-grade structures with surface parking being limited to primarily providing convenient short-term parking. Above-grade parking structures shall be designed to be integrated with overall development and the potential negative visual impact of such structures shall be minimized through design, siting, use of vegetation and minimizing the frontage of such structures on both arterial roads and internal streets.
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V o l u m e 2A – Secondary Plans Confederation Heights
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V o l u m e 2A – Secondary Plans Confederation Heights 7.5.4 Environment A. Stormwater management i.
City Council recognizes the need to comprehensively address stormwater management to provide for both quality and quantity control for new development and to provide for stormwater treatment facilities associated with the Rideau River Stormwater Management initiative to improve the quality of stormwater currently entering the Rideau River. Accordingly, City Council shall require, the completion of a Master Drainage Plan for the Confederation Heights area to address both future development and remedial measures prior to any development being approved as set out in the Implementation Section. This plan, in part, will be determined through an evaluation of stormwater management options from an environmental and ecological perspective and shall be consistent with and conform to the recommendations emerging from the Sawmill Creek Watershed Plan. This shall be to the satisfaction of the Ministry of the Environment, Ministry of Natural Resources, Rideau Valley Conservation Authority, National Capital Commission and the City of Ottawa.
ii.
City Council shall only support the establishment of stormwater treatment facilities within the Greenway System where, through the application of an environmental assessment process with public participation, it is demonstrated that no other options are practical or feasible. The evaluation of stormwater management alternatives will consider the technical feasibility, potential environmental effects, potential social effects, economic considerations and existing Official Plan policies.
iii.
City Council, in support of the priority to have a Master Drainage Plan prepared and approved prior to development, shall explore alternatives with property owners and potential development interests for cost sharing in the preparation of the plan. City Council, following approval of the Master Drainage Plan as set out above, shall require site specific stormwater management design plans for development sites to be submitted with master plans, as set out in the Implementation Section. The site specific stormwater management plans shall be consistent with the Master Drainage Plan and, where phased development is proposed, will identify any phasing for implementation of the site specific stormwater management design plan and, where necessary, will identify interim stormwater management measures that will be undertaken.
iv.
City Council shall only support the establishment of stormwater treatment facilities within the Greenway System where, through the application of an environmental assessment process with public participation, it is demonstrated that no other options are practical or feasible. The evaluation of stormwater management alternatives will consider the technical feasibility, potential environmental effects, potential social effects, economic considerations and existing Official Plan policies.
B. Views i.
City Council recognizes that new development can positively or negatively impact existing internal and external views and can create new internal and external views. Accordingly, City Council shall require that the impact of new development on existing views and on the creation of new views be analyzed through a view study at the master plan stage for development parcels and in particular, shall ensure consideration of the impact of new development on the following views: o All directional views at the interface between the Primary Employment Centre and the
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V o l u m e 2A – Secondary Plans Confederation Heights
o o o o o o o
Greenway System from Heron Road east of Riverside Drive. All directional views at the crest of Riverside Drive adjacent to the CBC site. Views looking northwest, north and northeast from Riverside Drive at Brookfield Road. Views looking south from Riverside Drive at Bronson Avenue. Views looking southwest from Riverside Drive at the RA Centre. Views looking south, north and west from the Airport Parkway at Brookfield Road, at Heron Road, and at the off ramp to Riverside Drive. Views looking west from Heron Road at Sawmill Creek. Views looking west, northwest, north, and northeast from Brookfield Road at Flannery Drive.
C. Vegetation i.
ii.
City Council shall require, through the Site Plan approval process, the retention, wherever possible, of existing vegetation in healthy and vigorous condition. Where existing mature trees must be removed to accommodate development, Council shall require, where feasible, transplanting of such trees within the Secondary Policy Plan Area as shown on Schedule N. City Council shall ensure, through the rezoning and/or Site Plan approval process, the retention of the wooded ravine on the CBC site and the wooded lands between the RA Centre site and the Revenue Canada site and will ensure that development in these areas will not disturb the environmental quality of these wooded lands.
D. Subsurface Conditions and Development Impacts i.
City Council recognizes that infill and more intense development within the Primary Employment Centre can impact subsurface conditions including soils, slope stability, ground water, and moisture content of the LEDA clay that underlays much of the Primary Employment Centre. Accordingly, City Council considers it necessary to monitor cumulative impacts of development on subsurface conditions to ensure that adverse impacts will not result and shall require that soil, geotechnical and hydrogeological studies that take into account cumulative impacts of development are undertaken to the satisfaction of the Rideau Valley Conservation Authority and the City of Ottawa, as set out in the Implementation Section. City Council acknowledges that contaminated soil has been found within the Primary Employment Centre and that additional contaminated areas may exist. Accordingly, Council shall require, for any contaminated areas identified as a result of soil, geotechnical or hydrogeological studies or environmental audits, that remedial measures be undertaken in accordance with Provincial and Federal regulations prior to permitting development within these areas.
E. Slopes i.
City Council shall require appropriate setbacks for development from slopes and ravines to be determined through geotechnical studies to ensure slope and soil stability. For purposes of this policy, a slope or ravine is defined as land having a grade greater than 20%.
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V o l u m e 2A – Secondary Plans Confederation Heights 7.5.5 Utilities/Services A. Sanitary Sewers i.
City Council shall require downstream flow monitoring of the Rideau River Collector to determine available capacity at the time of proposed development prior to development approval being given as set out in the Implementation Section.
ii.
City Council recognizes that the sanitary system within the Confederation Heights area is currently owned by Public Works and Government Services Canada (PWGSC) and that the following priority initiatives are required to address localized capacity constraints within this system: o upgrading the sanitary system along Heron Road prior to approving any further development initiative within the Primary Employment Centre. o removing extraneous storm flows from the PWGSC owned sanitary system within Confederation Heights. o Views looking south from Riverside Drive at Bronson Avenue. o Views looking southwest from Riverside Drive at the RA Centre. o Views looking south, north and west from the Airport Parkway at Brookfield Road, at Heron Road, and at the off ramp to Riverside Drive. o Views looking west from Heron Road at Sawmill Creek. o Views looking west, northwest, north, and northeast from Brookfield Road at Flannery Drive. City Council shall require, when the sanitary system is upgraded and improved, that upgrades and improvements be to municipal standards and that sufficient localized capacity be provided to accommodate all potential development within Confederation Heights. Further, City Council is committed to pursuing with PWGSC the normalization of the main lines of the sanitary system within Confederation Heights after the system is upgraded and improved.
iii.
B. Water Service i.
City Council shall require an assessment to be made of the adequacy of water supply to the satisfaction of the City prior to development approval being given as set out in the Implementation Section.
ii.
City Council recognizes that the water system within the Confederation Heights area is currently owned by PWGSC with water service to Confederation Heights provided by the City. Council further recognizes that the current water system within Confederation Heights has limited capacity and as part of the interim servicing measures shall require, when the water system is upgraded and improved, that improvements be to City standards and that sufficient capacity be provided to accommodate all potential development within Confederation Heights. City Council further supports the transfer from PWGSC to the City responsibility for the water system within Confederation Heights once the system is upgraded and improved.
C. Hydro Service i.
City Council recognizes that hydro service to the Confederation Heights Primary Employment Centre is provided either directly by Hydro Ottawa to its customers or is provided to Public Works and Government Services Canada at their central heating plant. City Council further recognizes that this arrangement can result in duplication of services and that it may not allow
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V o l u m e 2A – Secondary Plans Confederation Heights for the efficient and effective provision of hydro service by Hydro Ottawa. Accordingly, City Council supports all initiatives towards Hydro Ottawa assuming full responsibility for providing hydro service within Confederation Heights and encourages Public Works Canada and Government Services and Hydro Ottawa to develop a strategy to realize this normalization. ii.
City Council acknowledges that to ensure efficient provision of service, Hydro Ottawa will only provide hydro to Confederation Heights using primary service at 13.2 KV service voltage level along City roads and R.O.W.'s on federal property that provide service access, and connecting this service to switching gear that will be required to be located on a customer's property. City Council further recognizes that Hydro Ottawa will only provide service in 8 megawatt portions for development sites identified on Schedule O. Accordingly, City Council shall require that the details associated with providing hydro service consistent with the foregoing be determined at the master plan stage and shall require confirmation from both Public Works and Government Services Canada and Hydro Ottawa that an acceptable hydro service arrangement has been determined in order to accommodate new development.
iii.
City Council, as part of the interim servicing measures shall require, when the sanitary system is upgraded and improved, that upgrades and improvements be to municipal standards and that sufficient localized capacity be provided to accommodate all potential development within Confederation Heights. Further, City Council is committed to pursuing with PWGSC the normalization of the main lines of the sanitary system within Confederation Heights after the system is upgraded and improved.
7.5.6 Transportation/Transit A. Road Network i.
City Council recognizes that significant volumes of traffic are accommodated on the major roads traversing Confederation Heights and that modifications to the arterial road network, as set out by the Ottawa Official Plan for the southern area of the City including South Ottawa and the development of the southeast transitway can result in a significant reduction in the levels of background traffic currently accommodated on Riverside Drive and Heron Road to make available road capacity for traffic generated by the Confederation Heights Primary Employment Centre. Accordingly, City Council supports modifications to the arterial road network and transitway development, and will require that traffic impact studies be undertaken prior to development approval for each future development proposal within the Primary Employment Centre, as set out in the Implementation Section, to ensure that traffic can be adequately accommodated at the time of development.
ii.
City Council shall support the ownership transfer from Public Works and Government Services Canada to the City, those portions of Heron Road and Riverside Drive that traverse the Confederation Heights area to have them formally integrated as part of the arterial road network.
iii.
City Council shall support, subject to an environmental assessment, the twinning of the Airport Parkway with full access provided at Walkley Road and Hunt Club Road.
iv.
City Council is committed to ensuring no increase in through traffic along Flannery Drive and Springland Drive as a result of development within the Confederation Heights area. Accordingly, City Council shall continue to explore and implement traffic control and/or traffic calming measures in consultation with the community with the objective of reducing the
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V o l u m e 2A – Secondary Plans Confederation Heights current levels of through traffic. v.
City Council, when reviewing traffic impact studies undertaken as set out in the Implementation Section, shall recognize the function of Riverside Drive, Heron Road and Bronson Avenue/Airport Parkway as upper tier arterials and shall ensure through municipal development control processes, that no more than 35% of the capacity of these roads is utilized to accommodate traffic generated by the Confederation Heights Primary Employment Centre.
B. Modal Share/Transit i.
City Council shall target achieving the following modal shares for existing and future employees of the Primary Employment Centre: o transit - 50%; o pedestrian, bicycles, car pooling, etc. - 10%;
ii.
In support of the transit modal share target, City Council shall conceptually designate on Schedule P routing corridors to allow the following initiatives to be pursued to provide for enhanced transit service as development occurs within the Confederation Heights Primary Employment Centre: o routing of transit buses into development sites where concentrated employment generating uses are developed; o development of a "people mover" system (horizontal elevator) between concentrations of employment generating uses and the Heron Transit Station; o establishment of a transitway and transit stations and/or a commuter rail link from the Macdonald Cartier International Airport to the Outaouais along the Canadian Pacific Rail (CPR) line traversing the Confederation Heights area.
iii.
City Council shall require that concentrations of employment generating uses are developed to: o focus on transit routes penetrating development sites, o provide for future physical integration of development with a people mover system, o provide for spatial integration of development with a commuter rail link or transitway link along the CPR line.
iv.
City Council shall require that all internal roads which may accommodate transit are developed to municipal standards and that transit use of these roads, traffic control, long term access and standards for and frequency of maintenance is guaranteed and provided for either through the dedication of these roads to the municipality, through the establishment of rightsof-ways, or through agreements registered on title. City Council supports the dedication of all internal roads, which may accommodate transit to the municipality.
v.
In support of the pedestrian and bicycle modal share target, City Council shall ensure, through the development review process, the provision of pedestrian and bicycle routes as conceptually designated on Schedule P to link concentrations of employment generating uses to existing pedestrian and bicycle paths and shall pursue with the NCC the establishment of dedicated bicycle lanes along Riverside Drive and Heron Road. City Council shall ensure that pedestrian and bicycle linkages across major roadways and other natural or man-made physical barriers that impede pedestrian and bicycle movement are provided or improved to be identifiable, safe and accessible.
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V o l u m e 2A – Secondary Plans Confederation Heights C. Parking i.
In support of policy 7.5.6 B; to minimize environmental and community impacts; to enhance urban design opportunities; and to maximize development potential within the Primary Employment Centre, City Council shall establish a maximum rate for providing parking for development initiatives and shall target as the maximum rate, the provision of one space per 95 square metres of gross floor area for employment generating uses to be incrementally implemented to coincide with achieving increased levels of transit ridership. City Council shall also support and encourage the sharing of parking facilities between uses with differing parking demand profiles so as to effectively and efficiently utilize the total parking supply to be provided for the Confederation Heights Area.
ii.
City Council shall ensure that adjacent residential streets are not adversely impacted as a result of reducing parking requirements with the establishment of a monitoring programme and the implementation of parking control measures developed in consultation with the affected communities.
D. Other Initiatives i.
City Council shall encourage and support employer initiatives to promote transit ridership such as employee education of transit and its benefits; instituting pay for parking programmes; and encouraging car pooling programmes among others. In this regard City Council shall investigate with property owners and employers at the development approval stages, incentive programmes directed to discouraging the use by employees of private automobiles.
7.5.7 Recreation and Leisure A. Off-site Recreation and Leisure Facilities i.
City Council recognizes that the Confederation Heights Primary Employment Centre is situated immediately adjacent to Major Open Space Areas and the Waterway Corridor Areas where the following recreation and leisure facilities are provided. o o o o
Marina - Parks Canada serves tourists and boaters with docking facilities and service amenities. Vincent Massey Park - an NCC park, passive in nature and where informal activities such as picnics and walking occur. R.A. Centre - offering both indoor and outdoor recreational facilities and programmes for its client group. Mooney's Bay - municipally-operated park, offering city-wide programmes and facilities that are primarily outdoor.
Accordingly, City Council acknowledges the opportunity to use these facilities to meet the large facility-based recreational needs of current and future employees and possibly future residents within the Confederation Heights Primary Employment Centre. To ensure that off-site facilities are easily accessible, City Council shall require that the major open spaces along the Rideau River be linked to one another and to the Confederation Heights Primary Employment Centre through a continuity of linear pedestrian/cycle corridors, Official Plan Consolidation for the City of Ottawa
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V o l u m e 2A – Secondary Plans Confederation Heights within and across the employment centre linking residential, employment, leisure and institutional uses and connecting established pedestrian/cycle movement corridors with easy and direct access to the gateway of Mooney's Bay and the waterfront corridor. The location of the major pedestrian/cycle corridors as conceptually identified on Schedule P, are to be finalized to the satisfaction of the Commissioners of Urban Planning and Public Works, and Community Services through the preparation of master plans for development parcels as set out in the Implementation Section and the widths of the pathways will be to City of Ottawa standards. ii.
To satisfy additional recreational needs that may be generated as a result of new development within the employment centre, the City will implement a master redevelopment plan for Mooney's Bay/Terry Fox Athletic Complex, in consultation with the community and the National Capital Commission and for approval by City Council. The redevelopment plan will seek a more diverse mix of cultural and recreational activities to better serve the emerging needs of the community including Confederation Heights.
B. On-site Recreation and Leisure Facilities i.
In addition to improving access to off-site facilities and providing a more diverse mix of cultural and recreational facilities at Mooney's Bay, City Council recognizes a need to also provide for on-site facilities. Accordingly, City Council shall require the provision of public open space and courtyards to provide green respite areas consistent with policy 7.5.3 and for employment generating uses shall encourage employers to provide on-site indoor space for the promotion of healthy lifestyles, in the creation of "active living spaces". Further, City Council shall require any residential development to be self-sustaining with respect to recreational requirements and shall require for concentrated residential development (300 + dwelling units) the provision of 1 hectare of land per 300 dwelling units for the purpose of meeting on-site recreational needs and in particular, for younger age groups.
C. Cash-in-Lieu of Parkland Dedication i.
City Council shall direct funds obtained through the cash-in-lieu of parkland dedication for the Canada Post Headquarters (Towers A, B and C) to improvements to Mooney's Bay Park, per the approved master redevelopment plan to be prepared as set out in Policy 7.5.7.
ii.
In lieu of payment of the parkland levy by the Federal Government and/or partners involved in development of lands within the Confederation Heights Employment Centre, with the exception of the Canada Post Headquarters, the City may direct the developers to pay the NCC the cash equivalent of the levy, subject to a further agreement between the City and the NCC to transfer title of Federal lands now leased by the City of Ottawa for park purposes.
iii.
Council shall consider the appraisal of any lands to be transferred in the context of their current use as open space, their classification as open space in the City of Ottawa Official Plan and in consideration that they will remain as open space.
7.5.8 Implementation The objectives and policies of the Confederation Heights Secondary Policy Plan will be implemented primarily as a result of development initiatives that are brought forward for approval. The following policies Official Plan Consolidation for the City of Ottawa
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V o l u m e 2A – Secondary Plans Confederation Heights serve to establish the implementation strategy that will allow the objectives and policies of this plan to be realized. All plans and studies referred to in these policies require a public consultation process prior to approval.
A. Development Pre-Conditions City Council shall only give consideration to site plan applications and rezoning requests for new development or redevelopment within the Confederation Heights Primary Employment Centre following the approval of a Master Drainage Plan for the entire area encompassed by this Secondary Policy Plan, as set out in policy 7.5.4.
B. Development Approval Prerequisites City Council shall give consideration to applications for zoning amendments or site plan applications submitted for development of all or part of a development parcel only upon the following approval prerequisites being fulfilled: i.
Acceptance of a Master Plan for the entire development parcel, as shown on Schedule O, where development is proposed, that demonstrates how the proposal satisfies the policies of the Secondary Policy Plan. Each Master Plan, at a minimum, shall provide details with respect to the following: contemplated uses; intensity of development; location of access points to the site and their capacity; internal roadways and their widths; general location of open spaces and general location of particular uses; application of the urban design principles set out in policy 7.5.3. Where, following acceptance of a Master Plan, a development proposal departs significantly from the Master Plan, a revised Master Plan identifying the changes and reasons therefore and that demonstrates the application of the Secondary Policy Plan policies shall be required prior to approval for the development proposal being obtained. Accompanying the Master Plan, and any revised Master Plan, a site specific stormwater management plan in accordance with the Master Drainage Plan, a view study, and a microclimate study, as set out in policy 7.5.4, shall be completed, to the satisfaction of the City of Ottawa. In reviewing applications, City Council will ensure that the cumulative intensity of development permitted in master plans and the cumulative development potential under approved zoning do not exceed approximately 555,000 square metres of employment generating development including retail and personal services uses.
ii.
Acceptance of a traffic impact study based on the transportation conditions of the day to the satisfaction of the City of Ottawa. Such studies must identify viable short-term solutions with respect to road capacity, transit service and ridership, parking provision and mitigation of community traffic impacts which ensure that the traffic generated by the proposed development can be adequately accommodated on the area roadways without adverse impacts and that appropriate modal split targets will be achieved.
iii.
Confirmation that the modal split levels established in the Ottawa Official Plan for the corresponding level of development in Confederation Heights have been achieved or
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V o l u m e 2A – Secondary Plans Confederation Heights exceeded. iv.
Acceptance of a sanitary servicing and water supply study that demonstrates to the satisfaction of the City of Ottawa that sufficient sanitary and water service will, or can be, provided. The sanitary service study will include downstream flow monitoring of the Rideau River collector to confirm sufficient sanitary capacity or confirmation from the City of Ottawa that sufficient sanitary service is, or can be, made available will be required if downstream flow monitoring is not undertaken.
v.
Confirmation from Hydro Ottawa and Public Works and Government Services Canada that sufficient hydro service will be made available for the proposed development.
vi.
Acceptance of geotechnical, soils and hydrogeological studies and environmental audits that incorporate identification of any potential subsurface contamination and that incorporate consideration of cumulative impacts of development on subsurface conditions, as set out in policy 7.5.4. For developments proposed on sites characterized by slopes or ravines, the geotechnical study will identify required building setbacks to ensure protection of slopes and ravines. These studies will be to the satisfaction of the Rideau Valley Conservation Authority, the National Capital Commission and the City of Ottawa. Should subsurface contamination be identified, remedial measures shall be undertaken in accordance with Provincial or Federal regulations prior to development occurring.
C. Implementation Tools The implementation tools available to the City, as set out Ottawa Official Plan, Section 5, will be utilized by City Council to effect implementation of this plan. i.
Comprehensive Zoning Until a new comprehensive Zoning By-law for the City of Ottawa is enacted by City Council, the zoning in place at the time of City Council adoption of the Confederation Heights Secondary Policy Plan shall remain in effect. Development initiatives brought forward for approval that do not comply with the zoning in place but that conform to the policies of the Confederation Heights Secondary Policy Plan will be considered through the Zoning By-law amendment process.
ii.
Holding Zone City Council may utilize a holding (h) symbol in conjunction with any use designation in the Zoning By-law to defer development of all or part of a development parcel, as identified on Schedule O where it is determined that any proposed development is premature or that immediate development is inappropriate. These determinations will be based on the results of studies undertaken as required under policy 7.5.8 B; or as a result of the identification of a need for additional studies relating to, but not limited to, matters such as the capacity of services or transportation systems; or as a result of the identification of a need for public works or infrastructure development such as, but not limited to, infrastructure upgrades or transit service developments and where cost sharing arrangements may be required. Holding zones will be used wherever the studies of traffic impact or sanitary servicing or water supply indicate a requirement for system expansions, for which the funding is not committed.
iii.
Site Plan Control In addition to the policies set out in Ottawa Official Plan, Section 5. City Council, for site plans
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V o l u m e 2A – Secondary Plans Confederation Heights submitted for partial development where other potential future development has not yet been definitively determined but, rather, has been conceptually identified on the Master Plan for the development parcel, shall require that all conceptual development be reflected on the Site Plan with a clear notation that approval for the conceptual development, once definitively defined, will be subject to a revised site plan application. In these circumstances, City Council shall require that the Site Plan agreement clearly acknowledge the requirement, as set out by policy 7.5.8 B) for Master Plans to be revised if subsequent development proposals depart significantly from an accepted Master Plan. Where a development parcel, as identified on Schedule O, is comprised of two or more properties under separate and distinct ownership, site plans to allow development of a portion of the parcel shall encompass all lands within the parcel and such site plan applications shall be jointly submitted by the owners of lands affected and the site plan agreement shall clearly set out respective responsibilities of the owners with respect to undertaking of the works identified on the Site Plan.
7.5.9 Interpretation i. ii. iii.
Interpretation of the Secondary Policy Plan will be made having regard to all applicable policies set out in Ottawa Official Plan. The policies and standards set out in this chapter are subject to minor variation except as they apply to pre-conditions or prerequisites for development approval, provided they are applied in the spirit of their intent in determining and reviewing development proposals. Figures 1, 2, 3, and 4 are included only to illustrate policies and do not form part of the policies.
7.5.10 Public Participation i.
All interested parties will play a partnership role with staff and the City in establishing the public participation process for implementation of this secondary policy plan.
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V o l u m e 2A – Secondary Plans Riverside Park
8.0 Riverside Park
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V o l u m e 2A – Secondary Plans Riverside Park
8.1 Introduction This chapter contains a Secondary Policy Plan for the Riverside Park neighbourhood that contains areabased policy direction for a number of land use areas within Riverside Park. These areas are designated on Schedule "R" - Riverside Park Land Use. The Plan contains policies for land use, residential areas, commercial areas, open space, site development, public participation and transportation. Reference must be made to the Ottawa Official Plan, this Secondary Policy Plan and the Confederation Heights Secondary Policy Plan for complete guidance on policy matters in the neighbourhood.
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V o l u m e 2A – Secondary Plans Riverside Park
8.2 Location The Secondary Policy Plan applies to the area generally bounded on the north by Brookfield Road, Hog's Back Road and the Confederation Heights Primary Employment Centre, on the east by the easterly boundary of the Airport Parkway lands, on the south by the Canadian National Rail line to the west of Riverside Drive and generally by the southern extent of the Hydro Corridor to the east of Riverside Drive and on the west by the Rideau River, more specifically as shown on Schedule "R" - Riverside Park Land Use.
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V o l u m e 2A – Secondary Plans Riverside Park
8.3 Vision In the future the Riverside Park area will continue to be a stable residential community with limited opportunities for redevelopment. Little change is expected from its current mix of low, medium and high density housing, local commercial, schools, churches, parks and open space. Any change that does occur in the area will be expected to fulfill the principles of sustainable development by promoting a healthy community in balance with the environment. The Mixed Use Residential Commercial area along the south side of Brookfield Road and the east side of Riverside Drive will develop as a transition between the lower density residential neighbourhood to the south, the higher density Confederation Heights Mixed Use Centre to the north and Mooney's Bay Park to the west. The open space areas along the Rideau River, the Airport Parkway and the southern boundary of the neighbourhood will be retained as part of the City's Greenway System. Mooney's Bay Park will continue to serve as a regional level leisure area with active recreation and leisure facilities as per the Mooney's Bay Master Plan. Lands along the Rideau River will continue to be designated Waterway Corridor, with an opportunity for a future recreational facility south of the Ontario Hydro corridor to serve existing residents as well as any future new community which may be developed on the Southern Corridor lands to the south. The provision of access ramps to the Airport Parkway at Hunt Club Road, being constructed in 1998, and potentially at Walkley Road, should help reduce cut-through traffic in the neighbourhood. In addition, design improvements to the Brookfield/Flannery intersection will physically establish a sense of entry into a residential community. The design will consider traffic calming and pedestrian/cycling safety features such as traffic signals. Improvements to the Flannery Drive entrance to the community, in particular, will consider a narrowing of the roadway, and a tree-lined median and boulevards. The potential recreational pathway network will link Riverside Park with other parts of the city.
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V o l u m e 2A – Secondary Plans Riverside Park
8.4 Key Principles In support of the vision, the following Key Principles serve to recognize the existing residential character and to guide change that affects Riverside Park.
8.4.1 General a) To reinforce and enhance the combined residential and parkland character of Riverside Park. b) To encourage a safe, crime-free family living environment.
8.4.2 Residential Areas a) To ensure the continuing existence of a mixture of housing types and densities to accommodate a variety of household sizes, incomes, ages and lifestyles. b) To require that the intensity of new residential development proposals not detract from the quality of life for existing residents. c) To require that any new high-density residential development be contained within areas where the existing balance of significant natural or developed features of the neighbourhood is not at risk. d) To encourage any new moderate residential development proposal to be adjacent to major collector or arterial roads and not adjacent to local residential streets. e) To permit complementary land uses within residential areas provided they are compatible in intensity of use with the residential and natural parkland character of the area. Such uses shall be limited to those which primarily serve the needs of the immediate area, are considered to be a desirable part of the neighbourhood, and do not generate sufficient traffic to pose a problem on local streets.
8.4.3 Commercial Areas a) Commercial areas shall primarily provide for local needs, although the commercial area on Brookfield Road may also serve the needs of the nearby federal government complex.
8.4.4 Open Space a) To require the maintenance of existing parkland within Riverside Park in good condition. b) To encourage the vigilant protection of all natural and open spaces in an ecologically sound manner. c) To exercise due diligence with the aim of preserving existing parklands and open spaces, irrespective of whether they meet the needs of the residents of Riverside Park, or the City. d) To protect the natural physical attributes of the area and to incorporate these into the neighbourhood park system. e) To require that any development respects natural, heritage or environmental assets of large open spaces by ensuring their long term survival. f) To protect the physical, ecological, and visual attributes of the major parks in Riverside Park and the Rideau River from development along Riverside Drive. g) To encourage the preservation of major open spaces owned by public agencies other than the City as natural areas in conjunction with the City park system and to discourage their use as transportation corridors for motorized vehicles, in a manner consistent with the policies of the Ottawa Official Plan h) To reserve where the City has jurisdiction, pedestrian access to major open spaces including large tracts of vacant land such as utility rights-of-way and National Capital Commission lands. Official Plan Consolidation for the City of Ottawa
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V o l u m e 2A – Secondary Plans Riverside Park
i)
City Council shall work with other public agencies to reserve pedestrian access where the City does not have jurisdiction. City Council shall require that natural areas or open space abutting development areas be protected from adverse impacts
8.4.5 Site Development a) To provide and locate accessible and functional parking and loading areas where they will least detract from the aesthetic potential of new as well as existing development. b) City Council shall require that adequate screening and buffering be provided between proposed residential development and major roads and between non-residential development and residential areas in order to protect the quality of the residential environment. c) To provide landscaping which will ameliorate local environmental conditions, minimize the negative effects of differences in scale and provide visual screening, aesthetic enhancement, wind buffering, tree shading, soil stabilization and proper drainage control. d) To require adequate pedestrian and lighting facilities in new development to assist in the provision of a safe and crime-free environment. e) To develop neighbourhood recreational facilities commensurate with new development. f) To ensure that any site development, including its scale, form, proportion and spatial arrangement of primary and complementary land uses, maintains and provides residential privacy and accessibility to adjacent roads and open space. g) To ensure any future development will be compatible in scale and character with existing development. h) To guide development so that it maintains the quiet, healthy and safe character of the neighbourhood. i) To permit infill of vacant lots and the replacement of obsolete buildings in a manner which is compatible in scale and character with the existing neighbourhood. j) To ensure that all development is adequately provided with infrastructure such as water, storm sewers, sanitary sewers, hydro, schools, recreation facilities, public transport and that these services are provided to new development with no adverse effect on the environment and on the level of services to the existing community.
8.4.6 Transportation a) To encourage pedestrian and bicycle movement and linkages within the area; and to encourage more use of and better service by public transit. b) To discourage the use of local streets by non-neighbourhood traffic and the misuse of local streets by neighbourhood generated traffic.
8.4.7 Public Participation a) To ensure that property owners and residents are fully consulted, at the earliest stage, about neighbourhood planning matters in Riverside Park. Area residents and property owners shall be included in the process of identifying issues and priorities.
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V o l u m e 2A – Secondary Plans Riverside Park
8.5 Policies The effect of the following policies is shown on Schedule "R" - Riverside Park Land Use.
8.5.1 Land Use The Secondary Policy Plan includes the following land use categories as shown on Schedule RRiverside Park Land Use. • Residential o Low Density o Medium Density o High Density • Mixed Use Residential Commercial • Neighbourhood Commercial • Institutional • Park • Waterway Corridor • Linkage • Environmentally Sensitive Area • Regional Level Leisure Facility Development and land uses provided within these land use categories shall be as set out by Policies 8.5.1 a) to h). a) Residential Areas Each residential designation is categorized as low, medium or high density and reflects the existing development pattern of the neighbourhood. Low density residential, including detached, semidetached and duplex units, is the predominant housing type and is located throughout the neighbourhood. Medium density residential, consisting primarily of townhouse type units, is located between Riverside Drive and Springland Drive north of Walkely Road, on the south side of Walkey Road and on the west side of Flannery Drive south of the Airport Parkway. High density residential, consisting of high-rise apartment buildings, is limited to two sites - the first on the northeast corner of Riverside Drive and Ridgewood Avenue and the second on Springland Drive and Norberry Crescent. b) Mixed Use Residential Commercial The Mixed Use Residential Commercial area identified on Schedule R- Riverside Park Land Use shall be developed to provide a transition from the Confederation Heights Mixed Use Centre to the north, the residential area to the south and Mooney's Bay Park to the west. Within this area new mixed use residential/commercial uses are encouraged as infill development. In order to maintain the commercial integrity of the area, residential uses shall only be permitted in buildings with at-grade commercial uses. The following guidelines are to be considered in the approval of any mixed commercial/residential development application in this area: Parking required for the commercial and residential uses should be functionally separate; Private amenity space should be buffered and oriented away from the commercial entrances and parking, circulation and service areas;
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V o l u m e 2A – Secondary Plans Riverside Park Residential building entrances should be highly visible, promote a residential identity and be separate from commercial entrances; Building and site design should minimize any potential effects on the residential uses of noise, lighting and odours from the commercial uses; Planting of trees, shrubs and other vegetation should be used to enhance the quality of the residential environment. c) Neighbourhood Commercial The Neighbourhood Commercial area recognizes the existing neighbourhood shopping centre on the north side of Ridgewood Avenue. The policies governing shopping centres in the Ottawa Official Plan, Section 3.6.1 apply to this centre. Reference should also be made to the Mixed Use Area policies of the Confederation Heights Secondary Policy Plan, which includes this area. d) Institutional For the purposes of this Plan, Institutional uses refer to schools, places of worship, and community facilities. The policies governing neighbourhood serving uses in Ottawa Official Plan Section 3.6.1apply to institutional uses in Riverside Park. e) Park For the purposes of this Plan, the Park designation refers to municipal parkland intended to serve the local Riverside Park community with active and passive recreational facilities. These parks do not form part of the Greenway System. f)
Greenway Greenway designations in the Land Use Plan include Waterway Corridor, located along the Rideau River, including Mooney's Bay Park (which is also a Regional Level Leisure Facility), Environmentally Sensitive Area (Sawmill Creek) and Linkage. Greenway designations are subject to Official Plan policies applying to the Greenway System. In the area designated as Greenway-Linkage located west of Riverside Drive and south of the Ontario Hydro Corridor which is designated Major Open Space in the Ottawa Official Plan, the following specific policy will apply: Small-scale recreational facilities, commercial activities and institutional uses may be permitted provided they are ancillary to open-air recreation uses in both the Linkage area and the lands to the west along the Rideau River designated as Waterway Corridor.
A recreational use, whether public or private, would help serve the recreational needs of the existing community and potential future residents in the Southern Corridor lands to the south. The following criteria/guidelines are to be considered in the approval of a future recreational development application for this site: Provision of a 30 metre corridor along the northerly boundary of the site to provide a natural linkage for wildlife movement between McCarthy Woods and the Rideau River; Provision of an east west recreational pathway through the site within the 30 metre corridor, and a north-south pathway either along the river edge or along Riverside Drive; Appropriate traffic measures for safe and efficient site access to and from Riverside Drive; Siting of any buildings and parking areas to preserve or enhance the existing natural features of the site and minimize any environmental impacts; Official Plan Consolidation for the City of Ottawa
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V o l u m e 2A – Secondary Plans Riverside Park Stormwater management measures to minimize impacts on the Rideau River water quality in accordance with the Rideau River Stormwater Management Study; Development of the prominent ridge and its steep slopes is to be minimized or planned with the aim of enhancing the scenic qualities and potential. Pedestrian access across Riverside Drive to a future recreational facility would have to be addressed at the time of the potential subdivision of the Southern Corridor lands to the south in the Hunt Club neighbourhood. g) Regional Level Leisure Facility Mooney's Bay Park is designated as a Regional Level Leisure Facility providing active recreational and leisure pursuits in accordance with the Mooney's Bay Master Plan. h) Potential Recreational Pathway Network City Council shall support the concept of a potential recreational pathway network linking Riverside Park with other parts of the City as outlined in the l Official Plan and the Integrated Network of Recreational Pathways for the National Capital Region study.
8.5.2 Brookfield/Flannery Intersection City Council shall support the implementation of design improvements to the Brookfield/Flannery intersection in accordance with the minutes of settlement pursuant to the June 17, 1997 Ontario Municipal Board approval of Official Plan Amendments of the former City of Ottawa and the former Region designating Confederation Heights as a Primary Employment Centre. The design is to consider traffic calming and pedestrian/cycling safety features such as traffic signals and is to be acceptable to the City. The entrance design for Flannery Drive will consider a narrowed roadway and a tree-lined median and boulevards to physically establish a sense of entrance to a residential community. In addition, the Flannery Drive entrance design can form part of the overall intersection design either with or without the inclusion of traffic signals.
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V o l u m e 2A – Secondary Plans Riverside Park
8.6 Implementation and Interpretation Implementation and Interpretation of this Chapter shall be made having regard to information contained in all of the Chapters of the City of Ottawa Official Plan.
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V o l u m e 2A – Secondary Plans Key Principles – Alta Vista, Faircrest, Riverview Park
9.0 Alta Vista/Faircrest Heights/Riverview Park (Key Principles)
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V o l u m e 2A – Secondary Plans Key Principles – Alta Vista, Faircrest, Riverview Park
9.1 Location This Chapter applies to Alta Vista/Faircrest/Riverview Park, which corresponds closely to the boundaries formed by the Neighbourhood Monitoring Areas of "Alta Vista", "Riverview Park" and the "Health Sciences Centre". The specific boundaries are Riverside Drive and the CNR line on the northwest; Bank Street on the west; Heron Road on the south; Coronation/Industrial Avenues on the north; with Russell Road, the Ontario Hydro corridor, the east leg of the Greenway System, Kilborn Avenue westerly to and including the Greenway System between Kilborn Avenue and Heron Road forming the easterly boundary.
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V o l u m e 2A – Secondary Plans Key Principles – Alta Vista, Faircrest, Riverview Park
9.2 Existing Area Development and Essential Character Alta Vista/Faircrest Heights/Riverview Park is comprised mostly of detached houses, with some multiple housing located near the northern edge of Riverview Park and along Kilborn Avenue. These residential areas are open and spacious, having well maintained homes that are set back from the street and with many mature trees. Neighbourhood serving uses are part of these residential areas, and are comprised of school sites, formal park sites or open lands now used for a variety of recreational activities. Three small commercial sites (one on Alta Vista Drive and two on Kilborn Avenue) provide neighbourhood shopping services, while the Bank Street edge provides more car-oriented and broader levels of commercial use serving many parts of the city accessible to Bank Street, as well as Alta Vista/Faircrest Heights/Riverview Park. The Health Sciences Centre is an expanding medical campus complex located north of Smyth Road between Riverview Park and Faircrest Heights. Immediately to the east of the Health Sciences Centre, outside of the AltaVista/Faircrest Heights/Riverview Park boundaries, is the developing Ottawa Life Sciences Technology Park. The Alta Vista/Smyth institutional/office node flanks the Health Sciences Centre on the west at Alta Vista Drive, and the Ottawa Hospital - Riverside Campus occupies a portion of the whole area's western edge south of Smyth Road and west of the CPR line at the foot of the Smyth Road bridge.
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V o l u m e 2A – Secondary Plans Key Principles – Alta Vista, Faircrest, Riverview Park
9.3 Purpose The purpose of this chapter is to guide future growth and change in AltaVista/Faircrest Heights/Riverview Park according to Key Principles which deal with land use, site development and public participation. Reference may be made to the Alta Vista Visioning Report, 1994 to assist in the understanding and intent of these Key Principles.
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V o l u m e 2A – Secondary Plans Key Principles – Alta Vista, Faircrest, Riverview Park
9.4 Objectives To maintain the quality of life in the Alta Vista/Faircrest Heights/Riverview Park area. More specifically: a) To ensure that residential development complements the scale, density and openness of the existing residential housing stock, which is predominantly detached dwellings. b) To promote the retention of the designated Greenway System and open spaces and leisure facilities enjoyed by the Alta Vista/Faircrest Heights/Riverview Park community in accordance with the objectives and policies set out in the Primary Plan. c) To ensure that development in the Smyth Road and Alta Vista Drive Major Institutional Area is in compliance with the policies of the Official Plan and compatible with the neighbouring residential areas of AltaVista/Faircrest Heights/Riverview Park.
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V o l u m e 2A – Secondary Plans Key Principles – Alta Vista, Faircrest, Riverview Park
9.5 Policies 9.5.1 Land Use 9.5.1.1 Residential Areas a) Only Minor Residential Development shall be considered along the following arterial, major collector and collector roads: i. Smyth Road (south side) from Lynda Lane to the CPR line. ii. Alta Vista Drive from Dorion Avenue to the Ontario Hydro corridor portion of the Greenway System and from Smyth Road to Heron Road. iii. Pleasant Park Road from Delmar Drive to Riverside Drive. iv. Heron Road from the Greenway System between Kilborn Avenue and Heron Road to Bank Street. v. Kilborn Avenue from Delmar Drive to Blossom Avenue. The above arterial, major collector, and collector roads on which only Minor Residential Development shall be considered are shown on Appendix (attached). b) In determining the acceptability of minor residential growth proposals lot sizes in the immediate surrounding blocks of the proposed growth will be considered representative of the typical lot size of the surrounding area. 9.5.1.2 Neighbourhood Serving Uses a) Low profile development will also be used as a factor to determine the acceptability of neighbourhood serving uses in the residential areas of Alta Vista/Faircrest Heights/Riverview Park. 9.5.1.3 Leisure Areas a) That the physical and ecological attributes of the Greenway System in Alta Vista/Faircrest Heights/Riverview Park be protected. b) That City Council provide community, neighbourhood and sub-neighbourhood leisure facilities in Alta Vista/Faircrest Heights/Riverview Park. 9.5.1.4 Health Sciences Centre a) That any expansion of Health Sciences Centre development minimize potential conflicts with the adjacent neighbourhoods. b) Official Plan Amendments, and other development approvals, including subdivision, zoning and site plan control approval, will be required to accommodate redevelopment of parts of the Health Sciences Centre lands for residential and employment uses as outlined in the Alta Vista Planning Study approved by City Council in 1996.
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V o l u m e 2A – Secondary Plans Key Principles – Alta Vista, Faircrest, Riverview Park
9.6 Site Development a) New development is to be visually and functionally compatible with existing development. b) In new development, existing mature vegetation (trees, shrubs) is to be retained or replaced with vegetation of comparable size where possible. Where not possible, there shall be a reinstatement of an appropriate quantity and quality of urban forest on the site of the development.
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V o l u m e 2A – Secondary Plans Key Principles – Alta Vista, Faircrest, Riverview Park
9.7 Public Participation In accordance with Ottawa Official Plan, Section 5.2.3, area residents are to be notified and consulted regarding neighbourhood planning matters, including disposal of any City-owned lands containing community, neighbourhood and sub-neighbourhood level leisure facilities, as outlined in the City's public participation and public notification procedures.
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V o l u m e 2A – Secondary Plans Rockcliffe Park
1.0 – Former Village of Rockcliffe Park 1.1 Introduction The Village of Rockcliffe Park was created as an independent municipality in 1921 and it was amalgamated with the new City of Ottawa in 2001. It has played a unique and important role in the national capital since the community was founded in the 1830's by Thomas MacKay, one of the principal builders of the Rideau Canal lock system and, later, a leading industrialist in Ottawa. Much of the existing road and lot pattern was established in 1864, when Thomas Coltrin Keefer subdivided the MacKay estate. This pattern, which was strongly influenced by the topography and woodland areas, has left a legacy of large and small lots, a winding road network, and park-like surroundings. The escarpment looking over the Ottawa River, MacKay Lake, and the Pond are some of its natural beauties. Throughout its history, Rockcliffe Park has been and continues to be primarily a residential community of single-family residences. It has been a place where individuals and families could build or buy their own homes to suit their needs and desires, and the Village has been developed with a sensitivity to scale, massing, and density of housing in a park-like setting. Other land uses, such as high density residential, commercial, and industrial, have been excluded from the community. This balance of residential development and the natural environment has created a community that is distinctive in the surrounding urban context within the City of Ottawa. Because of its architecture, heritage, and unique setting many diplomatic missions have bought homes in the Village to serve as their official residences. In addition, Stornoway, the Official residence of the Leader of the Opposition, is located within the Village. The Village provides a complementary setting for adjacent major national capital elements, including the Governor General's residence and estate, the residence of the Prime Minister of Canada at 24 Sussex Drive, the National Capital Commission's Rockcliffe Parkway, and parklands adjacent to the Ottawa River. The Village has recognized these qualities and it has been consistent in conserving and enhancing them through its planning policies and development regulations. The Official Plan is a statement of the planning policies of the municipality and provides a guideline for the future development of the community. It also provides the authority for the methods of implementing the plan, such as zoning regulations. The Official Plan is the result of the review and updating of the 1985 Official Plan of the former Village of Rockcliffe Park. The 1985 Plan set forth a vision of the community which remains valid and relevant today. The Official Plan is subject to the policies of the Government of Canada, the Province of Ontario, and the City of Ottawa. This Plan intends to support and conform to these policies, while adhering to the principles of conservation of the natural environment, heritage, and character of the community. The nature of the adjustments to the 1985 Official Plan relate to the response to changes in the Planning Act,, new Provincial Policy Statements, and the provisions of the former Regional Official Plan.
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V o l u m e 2A – Secondary Plans Rockcliffe Park
1.2 Title and Components of the Plan This Plan consists of this written text, including all of Section 1.0 through Section 4.0, and one map entitled, Schedule A: Plan of Land Use. Supplementary data in support of the policies contained within the plan are set out in the report entitled, "Village of Rockcliffe Park, Official Plan Review, Background Report", which is included as an Appendix to this Plan. The Appendix does not form part of this Official Plan. This Plan applies to the entire area within the boundaries of the former Village of Rockcliffe Park. When approved, this Plan shall be known as: Village of Rockcliffe Park Secondary Plan. 1993
1.3 Basis of the Plan The following statements represent the basis of the Official Plan:
1.3.1 The authority for the preparation of the Official Plan is provided in the Planning Act. The function of the Official Plan is to set forth policies to guide the development of the community taking into account relevant social, economic and environmental matters.
1.3.2 The Village of Rockcliffe Park Secondary Plan can be more restrictive than the Ottawa Official Plan but it must conform with the policies of the Official Plan. The policies of the Official Plan are based on those policies of the former Regional Official Plan that are relevant to the Village, principally in the areas of Housing, Heritage, Environmental Constraints and Environmental Protection and Conservation.
1.3.3 The basis of the policies of this Official Plan is the culmination of the general principles of the previous Village Official Plan (1985) that emphasized the conservation of the distinctive existing residential character in harmony with the natural environment within the community. The former Village has reviewed the existing conditions within the Village, and has completed a process of public consultation to identify issues and to consider various approaches to address these issues.
1.4 Purpose of the Plan The following statements represent the purpose of the Official Plan:
1.4.1 The purpose of the Plan is to ensure that future development within the former Village of Rockcliffe Park will be in keeping with the present environment and existing characteristics of the Village. This Plan states City policy in regard to planning. In order to give stability to the Village, the policies contained in this Plan are intended to remain in effect for the foreseeable future.
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V o l u m e 2A – Secondary Plans Rockcliffe Park 1.4.2 The Plan is intended to preserve the present development pattern by designating the existing land use areas primarily for low-density residential purposes and public, institutional and conservation area uses that are compatible with the character of the Village. It is anticipated that most of the existing pattern of residential development and growth trends will not be significantly altered. Multiple Family Residential development is permitted in an existing development located east of MacKay Lake and in an area adjacent to Beechwood Avenue. No commercial or industrial developments are, or will be, permitted within the Village boundaries.
1.4.3 The Village intends to maintain the quality of existing housing.
1.4.4 The Plan is intended to ensure that adequate public services are available for the health, safety, and convenience of the residents and to ensure the preservation of a pleasant environment which is efficient and economical.
1.4.5 The Plan is intended to assist in carrying out a program for the separation of the existing combined sanitary and storm sewer system by establishing a staging sequence.
1.4.6 As the Village is a residential neighbourhood, this Plan proposes no internal collector roads or arterial streets, and that all roads within the Village are local roads.
1.5 Definitions In this Official Plan, the following definitions shall apply:
Accessory Uses Accessory Uses are those land uses and minor buildings and structures that are subordinate to and located on the same lot as the principal uses or buildings. Such uses and minor buildings and structures shall be incidental to and compatible with the principal buildings and structures.
Development Development shall be defined as the construction, erection or placing of a building or structure; altering a building or structure; the change in use or intensity of any building, structure or lands; activities such as site grading, excavation, removal of topsoil or organic soils, or the placing or dumping of fill; and any private or municipal drainage or sewage works.
Group Home A Group Home is a residence that is licensed or funded under an Act of the Federal or Provincial Government for the accommodation of three to ten persons, exclusive of staff, living under supervision in a single housekeeping unit and who, by reason of their emotional, mental, social or physical condition or legal status, require a group living arrangement for their well being.
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V o l u m e 2A – Secondary Plans Rockcliffe Park Heritage Resources Heritage Resources are defined as buildings or structures, landmarks or places, including natural areas that have an architectural or historic significance to the Village, the Ottawa area, the Province, or to the Nation. They may also include areas containing these elements or elements that are compatible with identified Heritage Resources.
Infilling Infilling is the process of creating new buildable residential lots or blocks via consent or plan of subdivision. Infilling is also New Residential Development which occurs on such lots or blocks, as well as on vacant existing lots or blocks, all of which must conform to the existing zoning by-law and the policies of this plan.
New Residential Development New Residential Development is the planning and construction of new residential dwellings on previously undeveloped lands, including Infilling, as defined in this Plan.
Planning Applications Planning Applications shall include all applications for Official Plan Amendments, Zoning By-laws, Site Plans, Plans of Subdivision and Condominium, Consents (Severances), Minor Variances, Temporary Use By-laws, Interim Control By- laws, Holding By-laws, Building Permits, and Demolition Permits.
Redevelopment Redevelopment is the planning and construction of new houses on lands that have been previously developed with buildings, where demolition of the previous structures is to take place and the redevelopment of parts of existing houses and/or additions or extensions thereto.
Residential Density Residential Density is the measure of the number of dwellings per hectare of land designated Residential and Residential (Multiple Family) on Schedule A: Plan of Land Use. The area of land to be used in the calculation shall not include public streets or lanes.
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V o l u m e 2A – Secondary Plans Rockcliffe Park
2.0 The Plan 2.1 Statement of Community Vision The residents of the former Village of Rockcliffe Park wish to sustain the character and quality of the environment in which they now live. The Village is fortunate to have the beauty of its landscape with its high canopy of trees, open spaces and vistas, the Lake and the Pond, informal small-scale roads, and unobtrusive sitting of houses. As a residential neighbourhood close to the centre of a large urban area, the Village has successfully retained a reasonably well-balanced ecological condition. It is therefore the desire of the community, as expressed in this Plan, to protect the present environment, including the spatial relationships between buildings, and to conserve and restore the quality of the landscape wherever and whenever this is opportune and feasible.
2.2 General Principles 2.2.1 The development and conservation of natural and cultural resources in the former Village of Rockcliffe Park shall be based on the principle of sustainability. Sustainability is defined as development that meets the needs of the present generation without compromising the ability of future generations to meet their own needs.
2.2.2 To achieve a coordinated and pleasant residential environment and to facilitate appropriate control over future development, an Official Plan may divide the residential land within an area into districts which, for convenience, are usually called neighbourhoods. The boundaries of these neighbourhoods are usually delineated by major transportation routes or natural physical barriers and the area contained therein has a certain character, which gives the neighbourhood a sense of identity. Major traffic routes should not pass through such a residential neighbourhood. Generally, a neighbourhood should contain a centrally located elementary school, an adjacent neighbourhood park, and recreational facilities. For the purpose of this Plan, therefore, the former Village of Rockcliffe Park is deemed to be one residential neighbourhood.
2.2.3 It is the policy of the Plan to ensure that the natural landscape amenities are preserved whenever possible. All new development must safeguard these assets. The physical conditions affecting ecological balance when new development is being proposed include: 1. 2. 3. 4. 5. 6. 7. 8. 9.
Grading, Drainage, Erosion, Ground compaction, Local microclimatic changes, such as sun scald, heat desiccation, and wind exposure, Soil, water and air pollution, Ground water disruption, Loss of trees and ground cover, and, Loss of wildlife habitat.
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V o l u m e 2A – Secondary Plans Rockcliffe Park Buildings, municipal services, site development, parking, and roads can adversely affect densely vegetated areas, depending on the density of the development and its proximity to these areas. To illustrate, ground compaction, either during construction as a result of facilities built, or by means of excessive pedestrian traffic, can adversely affect soil-water-oxygen relationships. This can result in the destruction of shrubs and herbaceous plant understories, root damage, reduction of wildlife habitat, and soil erosion and result in the deterioration of the aesthetic and biological functioning of the natural environment. The preservation of the Rockcliffe Park environment, particularly where heavily wooded areas are involved, requires special consideration of the location and type of housing.
2.2.4 New Residential Development shall not occur in areas having unsatisfactory subsoil conditions. Depending upon the location, the City may require engineering evidence that local soil and topographic conditions are suitable for the creation of new residential lots, either by consent or by plan of subdivision.
2.2.5 All New Residential Development must be connected to the public water and sanitary sewer systems. This requirement, however, shall not prevent construction on an existing lot fronting on an existing open or travelled public road where there is no sanitary sewer systems. However, such development shall be permitted only on lots which conform to current zoning regulations and were shown on a plan of subdivision registered on or prior to October 9, 1974, or described in a deed of land registered on or prior to October 9, 1974, and, if it can be demonstrated to the satisfaction of the City of Ottawa that it is not feasible to extend the municipal piped services to such lots. In addition, a Building Permit for development on such lots will not be issued until the Chief Building Official has received proof that a certificate for private services has been issued by the Ministry of Environment, or its agent.
2.2.6 The timing of public works projects, such as the installation of watermains, sanitary sewers and storm sewers, shall be coordinated as much as possible in order to provide a balanced level of services throughout the Village.
2.2.7 The Village has several dead-end residential streets. It is the policy that such dead-end streets shall not be extended unless it is deemed absolutely essential for reasons other than automobile traffic circulation.
2.2.8 Public awareness and an understanding of the principles and policies contained in this Plan are essential in order to achieve maximum benefits for the community as a whole.
2.2.9 The conservation of energy is a beneficial and desirable objective. The City will encourage the use of energy conservation techniques and design in developments.
2.2.10 Council shall promote the principle of "reduce, re-use, and recycle", within the former Village of Rockcliffe Park. Official Plan Consolidation for the City of Ottawa
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V o l u m e 2A – Secondary Plans Rockcliffe Park
2.2.11 Commercial and industrial uses shall not be permitted within the former Village of Rockcliffe Park.
2.3 Housing Policy 2.3.1 Neighbourhood Compatibility It is the primary objective of this Plan that New Residential Development and Redevelopment will be permitted only if it respects the unique character of the Village as expressed in Sections 1.0 and 2.0 of this Plan. When considering Planning Applications, Council shall have regard to such matters as: residential use, density, lot size, lot coverage, building height, massing, parking, landscaping, setbacks and side yards, location, type and scale of accessory uses and structures, all in order to assess neighbourhood compatibility.
2.3.2 Housing Affordability The former Village of Rockcliffe Park is considered to be an unusual real estate marketplace within the City of Ottawa. Its central location, unique character and other features have created a demand for housing which historically exceeds supply, and as a consequence the prices of homes in the Village are generally higher than average in Ottawa. The price of vacant land is also subject to these market demand forces, to the extent that the ability of the Village to produce affordable housing is severely limited, if not negated. At the same time, Council acknowledges that it is desirable to initiate policies to reduce housing costs where this does not conflict with other policies found in Sections 1.0, 2.0, and 2.3.1 of this Plan. In this regard, Council will provide opportunities for the creation of affordable housing by allowing a range of housing types in specific areas of the Village. 2.3.2.1 Supply of Land Council acknowledges that it is important to plan for a supply of residential land that meets the anticipated demand for housing in the former Village of Rockcliffe Park. Therefore, it is the policy of the this Plan that a long-term (i.e. at least ten years) supply of land for housing is to be maintained, if possible. This long-term supply is defined to include the total supply based on all lands with potential for new residential development through plan of subdivision or condominium, consents, infilling on vacant registered lots, and redevelopment as permitted in this Plan. Furthermore, Council establishes a target that, of the total supply, a three-year supply of short-term residential lands be maintained for housing. This short-term residential land supply is defined to include all properly zoned vacant registered building lots, and all lots or blocks with infilling potential through land division by consent that meet zoning standards, and all draft approved lots or units on plans of subdivision or condominium. In addition to the potential described above, the long term and short term land supply of the Village includes an area planned for redevelopment at a higher density than the current permitted density. This area is located adjacent to Beechwood Avenue and it is discussed below in Section 2.4.2 of this Plan. It is also Council's objective that this area will create the opportunity for the provision of a minimum of one-third of all new housing to be higher density Residential Development and Redevelopment, including townhouses and cluster housing. Official Plan Consolidation for the City of Ottawa
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It is also the policy of the this Plan to maintain the adequacy of piped services, including sanitary sewer, storm sewer, and water, to service lands for New Residential Development and residential intensification, within the fiscal ability of the municipality. This will include a continuation of a program of sewer rehabilitation and separation. 2.3.2.2 Planning and Engineering Standards Council acknowledges that it is important to examine planning and engineering standards in the interests of encouraging new residential development that is compatible with existing development in the municipality. It is understood by Council that planning and engineering standards can also have an effect on the development costs of new residential development. Therefore, this Plan adopts the following policies regarding standards which are to be applied only on applications for plan of subdivision approval: 1. 2. 3. 4. 5.
New public street rights-of-way may be approved at widths between 16 and 20 m. The paved surfaces of new public streets may be approved at widths of less than 8.5 m. New public streets may not require sidewalks. New public streets may not require concrete curbs. The construction and surface appearance of sections of repairs to existing streets shall be compatible with the remaining sections of the street.
2.3.2.3 Streamlining the Planning Process It is the policy of Council that all Planning Applications for New Residential Development or Redevelopment be processed in an expeditious manner. To facilitate the approval process, Council adopts the following as policy: 1. 2. 3. 4. 5. 6. 7. 8.
Council encourages applicants to consult with the City as well as adjacent residents prior to submitting formal applications. Council will ensure that application forms for planning and building permit approvals are clear and concise, and that they include a list of information and plans that the applicant must provide to support the application. For the purpose of this policy, applications for Development shall include all plans, reports, and other information required by this Plan and such other matters as Council may require. For applications for Official Plan Amendments, the City sets a target of six months from receipt of the application to Council consideration. For applications for a Plan of Subdivision or a Plan of Condominium the City sets a target of four months from receipt of the application to Council consideration. For applications for Zoning Amendments the City sets a target of three months from receipt of the application to Council consideration. For applications for Consents or Minor Variances the City sets a target of three months from receipt of the application to a decision by the Committee of Adjustment. For applications for Site Plan Control Approval the City sets a target of thirty days from receipt of the application to Council consideration.
2.3.3 Range of Housing Types 2.3.3.1 General Council acknowledges that although the Village is comprised of primarily owner-occupied detached single-family dwellings, that other types of housing, in terms of form and tenure, currently exist. Therefore,
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V o l u m e 2A – Secondary Plans Rockcliffe Park it is the policy of this plan to recognize certain uses, and to provide suitable guidance for their continued use. Council recognizes the following housing types in the former Village of Rockcliffe Park: detached singlefamily dwellings, semi-detached dwellings, attached dwellings, such as townhouses and cluster housing. These land uses shall be governed by specific land use policies for the Residential Areas as per Section 2.4 of this Plan, and by the Zoning By-law, as well as other policies in this Plan. 2.3.3.2 Special Needs Housing Council understands that there are other persons or groups with special needs who may choose to live in the former Village of Rockcliffe Park. Therefore, special needs housing such as group homes may only be permitted subject to all of the following policies: 1.
2. 3. 4. 5. 6. 7.
Council may differentiate between types of Group Homes: A Type A group home shall be limited to persons who by reason of their emotional, mental, social or physical condition require a group living arrangement for their well-being. A Type B group home shall be limited to persons who for reason of their legal status under the criminal justice system require a group living arrangement for their wellbeing. A "parent-model" home with fewer than 5 foster children shall not be considered to be a group home. A Type A group home of 3 to 6 residents, exclusive of staff, may locate only in residential areas within 400 m walking distance of a public transit stop. A Type A group home of 7 to 10 residents, exclusive of staff, may locate only in residential areas within 400 m walking distance of a public transit stop. A Type B group home of not more than 10 residents, exclusive of staff, may locate only in residential areas within 400 m walking distance of a public transit stop. A group home shall not be permitted to locate in the former Village of Rockcliffe Park closer than 500 m from an existing group home in the Village or from another located in the City of Ottawa. All group homes shall be registered with the former Village of Rockcliffe Park, pursuant to the Municipal Act, and such registration is to be renewed annually.
2.3.4 Maintenance and Occupancy Standards The policy of this Plan is to encourage conservation of the quality of existing residential buildings and properties and, if necessary, to enact legislation to establish and enforce minimum standards of property maintenance and occupancy, including: 1. 2. 3. 4. 5.
The physical condition of yards and passageways, including the accumulation of debris and rubbish, and dying or dead trees; The adequacy of sanitation, including drainage and garbage disposal; The physical condition of accessory buildings; The minimum area and dimensions of rooms, and the arrangement of rooms in relation to hazardous equipment; and, The physical condition of dwellings or dwelling units, with particular regard to: a) structural standards, b) water-tightness, c) adequacy of light and ventilation, d) condition of stairs, e) condition of interior walls, ceilings and floors, f) adequacy of toilet facilities, g) condition of chimneys,
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general cleanliness, including insects and vermin, adequacy of heating systems, adequacy of electrical services, adequacy of food preparation facilities, adequacy of access, condition and adequacy of fences, standards such as minimum areas and heights, and, noise control.
2.3.5 Monitoring Council shall require that a Residential Development Report be prepared that documents the number of new houses constructed in the Village each year, including: their municipal address, the type of dwelling, and an approximate market value. This report will also document the number and location of new lots that have been created in the Village in that year.
2.4 Land Use Policies 2.4.1 Plan of Land Use Schedule A, Plan of Land Use, illustrates the overall land use policy of this Plan. This Plan should be read in conjunction with all of Section 2.4 which explains the various policies and principles for each land use designation. Schedule A also designates the Residential Density proposed in this Plan in terms of the maximum number of dwelling units permitted per net hectare of land.
2.4.2 Residential Area There shall be two residential designations, Residential, and Residential (Multiple Family), as indicated on Schedule A. 2.4.2.1 Permitted Uses and Densities The land designated as Residential on Schedule A is to be used for the purpose of detached single-family dwellings and accessory uses, as well as other uses as provided for in Section 2.3 of this Plan. For detached single-family dwellings proposed in the areas designated as Residential, it is the policy of this Plan that such new development may be permitted at a Residential Density not exceeding the number of dwelling units per hectare as indicated on Schedule A. Lands designated Residential (Multiple Family) are indicated on Schedule A in two locations. The lands located east of the Pond on Block 56, Registered Plan 4M-334, shall permit only the existing dwellings and accessory uses, at the Residential Density indicated on Schedule A. The lands located on the west side of Beechwood Avenue, between Oakhill Road and Acacia A venue, are also designated Residential (Multiple Family), and shall permit detached single-family dwellings, twofamily dwellings, (semi-detached and duplex), row dwellings, apartments and accessory uses at the Residential Density shown on Schedule A. The height, massing, setbacks and parking areas of any development in this area shall be compatible with the adjacent residential development in the adjacent areas designated Residential.
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V o l u m e 2A – Secondary Plans Rockcliffe Park 2.4.2.2 Policy for Infill Development Where new Development is proposed as Infilling, Council and when applicable, the Land Division Committee, or Committee of Adjustment shall consider the following matters: 1. 2. 3.
4.
5. 6. 7.
Sufficient information regarding the nature of the proposed use, existing site conditions, proposed lotting (drawn to scale), availability of water and sewer services, and similar information shall accompany the application; Infilling Development may be permitted on lots not served by sanitary sewers, only where such lots were created on or before October 9, 1974, subject to other policies in this Plan' The construction of a detached single-family dwelling in areas designated as Residential may be permitted on a lot which has either insufficient frontage or lot area, but not both, and only on lots existing as of December 5, 1988. In such cases, the deficiency in one of either lot frontage or lot area shall not exceed twenty-five (25%) percent of the minimum frontage or lot area required by the Zoning By- law and all other requirements of the Zoning By-law shall be met; The size and shape of any parcel of land created by consent should be of appropriate area and dimensions to conform to the zoning or interim control regulations in force at the time, and the shape of such parcels of land shall be compatible with the pattern of lots and parcels in the surrounding area; The height, massing, setbacks and Floor Area Ratio of new Development shall conform to the zoning or interim control regulations in force at the time and new development shall be compatible with the adjacent development in terms of building height, massing, setbacks and open space; Consents and Infilling should be conditional on the conservation of the existing landscape features including trees and open space; and, Consents and Infilling shall not be granted in areas where future driveway access will create a traffic hazard.
2.4.2.3 Policy for New Subdivisions or Condominiums It is the policy of the City that all new Development by plan of subdivision or plan of condominium shall protect and conserve the existing landscape and natural features of the Village. In considering proposals for Development by plan of subdivision or plan of condominium, Council shall have regard for the matters set out in the Planning Act or the Condominium Act or any applicable successor provincial legislation and applicants for such Development shall submit information and plans to the City in support of this. In addition, applicants of Development by plan of subdivision or plan of condominium shall submit site plans and landscaping plans showing the location of the proposed buildings or structures, the landscaping, parking areas and the location, type and size of any natural features such as trees, ground cover, rock outcroppings and bodies of water and watercourses, as well as any heritage buildings or structures on-site or adjacent to the lands proposed for Development. In cases of development adjacent to areas designated Conservation Area or Open Space, applicants shall submit and Council shall consider an Environmental Study which shall address potential impacts on water quality and quantity, vegetation and wildlife and any remedial measures to protect and conserve these environmental resources, as well as information regarding any soil or geotechnical matters as prepared by a Professional Engineer specializing in this field.
2.4.3 Open Space Within the Village there are considered to be two forms of Open Space: Public Open Space and Private Open Space, as indicated on Schedule A. Official Plan Consolidation for the City of Ottawa
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Public Open Space means that the predominant use of the land shall be for parks, playing fields, gardens, walkways, and municipal recreational facilities. Private Open Space uses are similar in nature to those listed above for Public Open Space, except that the land is privately owned. The policies for lands designated Public Open Space shall be identical to those for lands designated Private Open Space. All Open Space lands shall be kept free of buildings except for structures accessory to a recreational activity. Such buildings shall be compatible with the character of the surrounding residential area both in design and materials. On lands which are designated Open Space in this Plan and are designated Major Open Space in the Ottawa Official Plan, the land uses discussed above are permitted provided that they do not significantly impact the conservation value of the area. In the case of the lands designated Public Open Space on Schedule A located north of Mariposa Avenue, south of Rockcliffe Park Public School, between Springfield Road and Buchan Road, the primary function of this area shall be to provide a Village Green in conjunction with the Jubilee Garden. The Village Green and the Jubilee Garden provide places for community ceremonies and gatherings and any facilities and structures located in this area should serve these functions and conserve the existing natural and artificial landscaping and vegetation as much as possible. The existing sports field and other recreation uses adjacent to Rockcliffe Park Public School are also permitted in this area.
2.4.4 Conservation Area 2.4.4.1 General Policies As stated in Sections 1.0 and 2.0, this Plan aims to ensure that the natural landscape is preserved wherever possible. The conservation and preservation of the scenic features, the natural vegetation, soil, wildlife habitat, and the maintenance of the quality of the water bodies are particularly encouraged in areas designated as Conservation. The Conservation designation is applied to those areas with special environmental quality, including physical conditions such as steep slopes, erosion, flood susceptibility, organic soils, and subsoils with poor drainage. The lands so designated should be maintained so as to protect them from adverse physical change, and from the effects of continued development. No main or accessory residential use buildings shall be permitted in areas designated as Conservation. Public utility installations and minor structures which allow access to and interpretation of Conservation areas shall be permitted, provided that they are designed and located to enhance the natural environment. The placing or removal of fill of any kind, whether originating on the site or elsewhere, shall not be carried out in the areas designated as Conservation, without the approval of the City, the Rideau Valley Conservation Authority and the Ministry of Natural Resources. Public and private recreational activities may be permitted in Conservation areas, provided such uses will not adversely affect the natural landscape including trees and ground cover, rock outcroppings and watercourses, and other vegetation, the wildlife and the general quality of the environment. The boundaries of the Conservation areas, as shown on Schedule A, Plan of Land Use, will be used as guides for the preparation of the implementing Zoning By-law. The area of lands designated Conservation that form part of a lot or block in which the remaining portion is subject to the Residential or Residential (Multiple Family) land use designation, may be used in the calculation of the permitted Residential Density and the Floor Area Ratio for Development on the residential portion of the lot or block. Lands
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V o l u m e 2A – Secondary Plans Rockcliffe Park under the high water level are excluded from the calculation of the permitted Residential Density and the Floor Area Ratio. Where land designated as Conservation is privately owned, this Plan does not imply that such areas are open to the general public. Where new Development is proposed on a site, part of which has physical or environmental hazards, then such Conservation areas shall not be acceptable as part of the 5 per cent dedication for open space under the Planning Act. 2.4.4.2 Special Policies Council is committed to protecting and conserving MacKay Lake and the Pond as significant amenities within the Village. Therefore, Council is particularly concerned with land uses adjacent to these water bodies, and along the shoreline. It is Council's interest to maintain and create natural habitats along the land/water interface, and to protect the water from accelerated rates of nutrification due to land use practices of adjacent landowners. To this end, it is the policy of Council when considering applications for Development on lands adjacent to MacKay Lake and the Pond to: 1. 2. 3. 4.
encourage the naturalization of lands within 10 m of the shoreline in order to create natural wildlife habitat and to act as a natural filter to storm water runoff. This naturalization may include the planting of natural, indigenous plant species, to discourage the cutting of trees or disturbance of vegetation within 30 m of the shoreline, to prohibit the use of artificial lawn fertilizers, pesticides, and chemicals, or any materials that would increase nutrient (especially phosphorous) input into the water, thereby leading to accelerated eutrophication, and to discourage manicured lawns on private property within 10 m of the shoreline.
Regarding the outflow from MacKay Lake to the Ottawa River, unstable slopes are documented in this area in the Ottawa Official Plan. Therefore, no development will be permitted in this area without review and design supplied by a Professional Engineer to the satisfaction of the City, the Rideau Valley Conservation Authority and the Ministry of Natural Resources. The area on Schedule A designated Conservation located north-east of Crescent Road forms part of the Rockeries, which functions as a pedestrian path and a nature interpretation area. The area designated Conservation adjacent to the Rockcliffe Parkway provides a natural edge with intermittent outcroppings of limestone. This edge to the community is sensitive and prone to damage from man-made or natural causes. In this regard, development proposals on adjacent lands designated Residential shall consider any impacts on these Conservation Areas and relevant mitigating measures with respect to environmental, geotechnical and engineering matters, and proponents shall submit information to the satisfaction of the City.
2.4.5 Special Uses 2.4.5.1 General Special Uses are defined as non-residential uses which are compatible with and serve to support the residential uses. Special Uses include the following: schools (public and private), municipal offices and works facilities, police stations, library, parks and open spaces. Areas of this Plan showing Special Uses designations are indicated on Schedule A to this Plan.
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V o l u m e 2A – Secondary Plans Rockcliffe Park 2.4.5.2 Schools, Private and Public This Plan shall permit only two existing private schools, and the one existing public school, on the lands designated Special Uses on Schedule A. Uses accessory to these schools shall be permitted. The Special Uses designation located east of Springfield Road, south of Buena Vista Road and north of Mariposa Avenue shall permit the public school, library, police station, municipal buildings and accessory uses. Any future enlargements of or changes to the present public and private school facilities will be located, designed, and maintained in a manner in keeping with the residential character of the surrounding area. 2.4.5.3 Municipal Uses The Special Uses designation located between the east and west sections of Carsdale Avenue, south of Corona Avenue shall permit the existing municipal buildings or structures, municipal works yard and accessory uses, and Open Space Uses as defined in this Plan. 2.4.5.4 Redevelopment of Special Use Areas In the event of the redevelopment of any uses or buildings designated Special Use, Council may permit the following uses when reviewing proposals for changes to the existing uses: 1. 2.
3.
Open Space. Conversion of the existing building(s) to other public uses, where appropriate, provided that the architectural character of the building and existing natural and open space areas are conserved and maintained, and where the new public use is equal to or less intense than the existing use in terms of impact on the adjacent community, and in accordance with the existing zoning regulations. New Residential Development.
In the case of New Residential Development, such Development may not occur without amendment to this plan.
2.4.6 Non-Residential Buildings and Structures Non-residential buildings and structures, such as schools, recreational buildings, and public utility installations shall be designed to present an appearance that is harmonious and aesthetically in accordance with the character of the area. Nothing in this Plan shall prevent the construction of any structure j required to provide public utility services within the Village. Such public utility shall be located, designed, and maintained in a manner in keeping with the surrounding area, so that the conservation of the natural environment and the existing residential character shall be the first priority. Adequate buffering areas and, landscaping shall be provided to minimize any adverse effects on the surrounding dwellings.
2.4.7 Signs All billboard and advertising signs are prohibited except for a sign advertising a property for sale or rent in accordance with City By-laws subject to such modifications as may be required by applicable law.
2.4.8 Roads This Plan recognizes Beechwood Avenue/Hemlock Road as an arterial road in keeping with the Ottawa Official Plan. Official Plan Consolidation for the City of Ottawa
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The Village, as a low-density residential area, does not generate significant volumes of internal traffic, nor is the Village located on a desire line for through traffic. The Official Plan, therefore designates all roads within the Village as local roads except for Beechwood Avenue/Hemlock Road, which shall be designated as an arterial The rights-of-way protection policies that are set out in the Ottawa Official Plan shall apply to properties within the former Village of Rockcliffe Park abutting Beechwood Avenue/Hemlock Road. Council also acknowledges that this City Road is required as a corridor for cyclists.
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3.0 Heritage Conservation It is the aim of the City to provide for the conservation of the Village's heritage resources, including buildings, structures, sites, landscapes, areas and environments by identifying, recognizing and protecting those resources. Council will integrate the conservation of heritage resources into the Village's planning and environmental design activities. It is understood that such heritage may include any resources considered to have architectural, historical, cultural, and possibly archaeological significance. The City of Ottawa shall maintain a Local Architectural Conservation Advisory Committee (LACAC) to advise and assist Council on all heritage matters that come before Council.
3.1 Heritage Designations Council shall identify through research the Village's heritage resources and maintain an inventory of those resources. Council will consider designations under the Ontario Heritage Act and may proceed with action under this Act to protect the heritage quality of the Village. The following policies and procedures will guide heritage conservation in Rockcliffe Park:
3.1.1 Council, on the advice of LACAC, may proceed to designate individual Heritage Buildings and/or Properties as being historically and/or architecturally significant, by By-law subject to the provisions of the Ontario Heritage Act.
3.1.2 Council, on the advice of LACAC, may proceed to designate all or part of the former Village of Rockcliffe Park as a Heritage Conservation District and must comply with the provisions of the Ontario Heritage Act in doing so.
3.1.3 When designating an individual property, Council and LACAC shall demonstrate the significance of its heritage by providing a statement of reason which describes its architectural merits and historical association and its setting and landscape features.
3.1.4 Council and LACAC will endeavour to gain the consent of the owner prior to giving notice of the intention to designate. When such consent is not given, Council may proceed but will inform the owner of the appeal process available to the owner under the Ontario Heritage Act.
3.1.5 Regarding properties designated under the Ontario Heritage Act, the provisions of that Act must be followed, especially with regard to the alteration or demolition of any portion of the property.
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V o l u m e 2A – Secondary Plans Rockcliffe Park 3.1.6 Council shall encourage the retention of the grounds, gardens, trees and plantings associated with designated heritage properties and districts which contribute to their integrity and sense of setting on their own lots as well as on the public streets.
3.1.7 Council approval will be required prior to alterations or demolitions of designated properties. Council shall request an application for alteration or demolition to be accompanied by a detailed plan prior to granting such approval and will consider to what extent the application might affect the reason for the original heritage designation. In placing terms and conditions on the approval or refusal of the application, Council shall follow the procedures set forth in the Ontario Heritage Act regarding alterations and demolitions.
3.1.8 Council shall assist in the conservation and enhancement of heritage resources by administering heritage grant programs of the Province of Ontario.
3.2 Heritage Easement / Agreements As an alternative to the designation of properties under the Ontario Heritage Act, Council may choose to enter into Heritage Conservation Agreements or Easements on individual properties in the former Village of Rockcliffe Park.
3.3 Development Approvals and Heritage Conservations When reviewing Planning Applications, Council will be guided by policies that are designed to conserve the Village's heritage features. Such policies will include the following:
3.3.1 When engaging in planning studies, or when reviewing planning applications in the vicinity of designated Heritage Properties and/or Buildings, or within Heritage Conservation Districts, Council will consider the impacts on the heritage resources and will have regard to the massing, scale, location, size, and design of the proposed developments to ensure their compatibility, and will propose means to protect and enhance those resources. Council will also have regard to the City of Ottawa Heritage inventory.
3.3.2 When New Residential Development is planned which incorporates an existing building into the development, whether or not the building is designated under the Ontario Heritage Act, Council will require that the plan respect the original siting, street frontage, access, existing vegetation, sight lines, and setbacks of the existing building whenever possible.
3.3.3 Council shall use the approval process of site plan control, zoning amendment, demolition control, and heritage easements to facilitate the retention of heritage resources, and to facilitate compatibility between heritage resources and development.
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V o l u m e 2A – Secondary Plans Rockcliffe Park 3.3.4 The Committee of Adjustment and the Land Division Committee shall have regard to the existing heritage character of any heritage resource affected by an application to the Committee for a minor variance, a consent, or the extension of a non-conforming use.
3.3.5 The Building Inspector, and any committee reviewing site plans shall consider the existing heritage character and future viability of any heritage resource in the planning applications they review. They shall also refer any Planning Application affecting any building on the inventory or in a heritage district or any property that is subject to a Heritage Easement Agreement to LACAC for review prior to final decision on the application.
3.3.6 Council recognizes that there may be archaeological remnants of prehistoric and early historic habitation within the municipality. Council will, therefore, encourage archaeological survey and the preservation or rescue extraction of significant archaeological resources which might be affected in any future development, in cooperation with the Ministry of Culture, Tourism and Recreation.
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4.0 Implementation 4.1 Zoning The regulation of land use and other matters relating to zoning by-laws, as set out in the Planning Act, is accomplished by the Zoning By-law of the City. Upon adoption of this Plan, the City will review the present Zoning By-law and will prepare amendments to implement the policies contained in this Plan. The Zoning By-law amendments shall not take effect until this Plan in whole or in part has received final approval. If Council receives an application for an amendment to the implementing Zoning By-law, which is in accordance with the policies and designations of this Plan, such an amendment may be enacted by Council without requiring an amendment to the Official Plan.
4.2 Holding By-Laws Council may enact holding by-laws as authorized by and in accordance with the Planning Act, to limit or prevent land uses considered to be premature or currently undesirable, but may be appropriate later, pending the occurrence of an event to be named or defined in the holding by-law. The holding zone will be denoted by the symbol "h" after the zoning designation indicating the long-term use of the land. The uses of lands affected by a holding zoning shall be limited to existing uses or uses which will not constrain the future intended uses. No new buildings or structures, except for small accessory buildings or structures, or additions of less than 10m2 to existing buildings or structures shall be permitted until Council has approved of the removal of the holding designation. Council shall have regard for the following matters when removing a holding designation: 1. 2. 3.
the adequacy of services, including piped water supply, sanitary sewers, storm water drainage and roads, serving the property; that the City's requirements in any other matters affecting the property have been satisfied; and, the proposed development and land uses conform to the policies of this Plan.
4.3 Interim Control By-Laws Council may enact Interim Control By-laws by and as authorized in accordance with the Planning Act, to prevent or restrict the use of lands, buildings and structures pending the completion of a review or study of the land use planning policies on the lands affected by the By-law. During the time they are in effect, Interim Control By-laws will specify uses and other matters which Council may consider appropriate provided that the provisions of such Interim Control By-laws do not conflict with the uses designated in this Plan. An Interim Control By-law shall define the boundaries of the area affected and have an expiry date of one year from the date of enactment. Council may enact a further by-law to extend the period of Interim Control for up to one year. When an Interim Control By- law ceases to be in effect, Council may not pass another Interim Control By-law for a period of three years on the lands affected by the original Interim Control By-law.
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V o l u m e 2A – Secondary Plans Rockcliffe Park An Interim Control By-law will not prevent lawfully existing uses, buildings or structures, or prevent uses, buildings or structures prohibited by the By-law where a building permit has been issued under the Building Code Act on or before the date of enactment of the By-law.
4.4 Temporary Use By-Laws Council may enact Temporary Use By-laws in accordance with the Planning Act to permit the temporary use of land, building or structures for purposes otherwise prohibited in the Zoning By-law. The Temporary Use By-law shall define the specific boundaries of the area affected and the by-law shall have an expiry date of not more than three years from the date of enactment. Council may enact extensions of the By-law for not more than three years in each case. The uses, buildings or structures or other provisions permitted by the Temporary Use By-law are prohibited after the expiration of the By-law, unless they conform to the Zoning By-law and this Plan. Council shall have regard for the following matters when considering Temporary Use By-laws: 1. 2. 3.
the proposed use and scale of development is compatible with the adjacent uses and development; the natural environment and landscaped areas on and adjacent to the lands affected by the By-law are not harmed; and, the adequacy of services including piped water supply, sanitary sewers, stormwater drainage and roads.
4.5 Public Works Council shall require that applicants for Development shall provide services, roads and other improvements, as deemed necessary by Council. All public works undertaken shall comply with the provisions of this Plan.
4.6 Subdivision Council may require a registered plan of subdivision as authorized in accordance with the Planning Act, where more than three lots are being created, or conveyed. Consents to conveyance for three lots or fewer shall be processed by the Land Division Committee.
4.7 Land Division Committee The issuance of consents by the Land Division Committee shall be governed by the r general policies and the specific consent policies contained in this Plan.
4.8 Site Plan Control Area The entire Village of Rockcliffe Park is designated as a Site Plan Control Area as authorized in accordance with the Planning Act. Council or the Site Plan and Development Advisory Committee shall require the submission of plans and drawings and such other information as Council may require for approval by Council prior to issuing any development approval or building permit.
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V o l u m e 2A – Secondary Plans Rockcliffe Park 4.8.2 Drainage and Stormwater Control Council shall request that Site Plan Control applications be accompanied by a grading and drainage plan. It is required that such a plan will include proposals for the most environmentally acceptable method of managing storm water from the proposed development site. In areas designated Residential (Multiple Family) Site Plan Control Applications, other than for detached single family homes, semi-detached or duplex homes, shall include the following information: 1. 2. 3. 4.
proposals for the provision of stormwater facilities; a determination of the impact of the development on the receiving watercourse or stormwater management facility, both during and after construction, in respect of flooding, pollution, erosion and sedimentation; proposals for mitigating any adverse impacts if such are likely to result from the development proposed; and, to have regard for the provincial government's Urban Drainage Guidelines, 1987.
4.8.3 Site Plan Control Application Requirements When considering Site Plan Control applications, Council shall have regard for the following matters: 1. 2. 3. 4. 5. 6. 7. 8.
the location of and adequacy of parking areas, driveways and entry points to the street; the adequacy of grading and drainage; the conservation and enhancement of the natural environment on- site and the adjacent properties and the adequacy and compatibility of new landscaping with the adjacent properties; the location, massing, conceptual design, and relationship of the proposed building, structures, functional areas, lighting, and open spaces to these elements on the adjacent properties, and onsite; the storage and removal of snow and the provision and location of garbage storage facilities as necessary; the adequacy and location of pedestrian walkways; the adequacy and location of facilities for barrier-free access for new public and institutional buildings, and on sites used by these buildings; and, the elevations and materials of the proposed buildings or structures.
4.8.4 Site Plan Control Approval Conditions Council, as a condition of Site Plan Control Approval may require the landowners to provide any or all of the following items, at no expense to the City: 1. 2. 3. 4. 5. 6.
road widenings, accesses, and parking areas; lighting and traffic direction signs; landscaping, pedestrian walkways and other means of pedestrian access; easements for the construction, maintenance or improvement of watercourses, ditches, land drainage, sanitary and storm sewer facilities, piped water supply and other public utilities as may be necessary; walls, fences, hedges, trees, shrubs or other ground cover or facilities for the landscaping of the lands or protection of adjacent lands; and, grading and drainage of the land and provision for the disposal of stormwater and surface water from the land and buildings.
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V o l u m e 2A – Secondary Plans Rockcliffe Park 4.8.5 Site Plan Control Agreements Council may also require the landowner to enter into one or more agreements with the City to be registered against the land and to provide financial securities as determined by Council to ensure the provision and maintenance of the matters approved of and required by Council in the application.
4.9 Landscape Program It is the intention of the City, as set out in the Plan, to preserve, enhance, and expand the landscape amenities and natural features in Rockcliffe Park. The City will establish stringent site plan review procedures and will adopt appropriate By-laws. The City also intends to search for new methods to continue the implementation of the policies contained in the Plan. Ecological inventories will receive special consideration, including a classification of the landscape into ecological zones listing their characteristics and requirements.
4.10 Boundaries The boundaries between the various types of land use, as designated on Schedule A, are general only and are not intended to define the exact limits of a land use area. It is intended, therefore, that minor adjustments may be made by the City to these boundaries for the purpose of the Zoning By-law.
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V o l u m e 2A – Secondary Plans
Table of Contents
Volume 2A – Secondary Plans Former Village of Rockcliffe Park Official Plan 1.0 – Former Village of Rockcliffe Park .................................................................................................1 1.1 Introduction ...............................................................................................................................1 1.2 Title and Components of the Plan.............................................................................................2 1.3 Basis of the Plan .......................................................................................................................2 1.4 Purpose of the Plan...................................................................................................................2 1.5 Definitions .................................................................................................................................3 2.0 The Plan ..........................................................................................................................................5 2.1 Statement of Community Vision................................................................................................5 2.2 General Principles.....................................................................................................................5 2.3 Housing Policy ..........................................................................................................................7 2.4 Land Use Policies ...................................................................................................................10 3.0 Heritage Conservation...................................................................................................................16 3.1 Heritage Designations.............................................................................................................16 3.2 Heritage Easement / Agreements...........................................................................................17 3.3 Development Approvals and Heritage Conservations ............................................................17 4.0 Implementation ..............................................................................................................................19 4.1 Zoning .....................................................................................................................................19 4.2 Holding By-Laws .....................................................................................................................19 4.3 Interim Control By-Laws..........................................................................................................19 4.4 Temporary Use By-Laws ........................................................................................................20 4.5 Public Works ...........................................................................................................................20 4.6 Subdivision..............................................................................................................................20 4.7 Land Division Committee ........................................................................................................20 4.8 Site Plan Control Area ............................................................................................................20 4.9 Landscape Program................................................................................................................22 4.10 Boundaries ............................................................................................................................22 Schedules- Former Village of Rockcliffe
Official Plan Consolidation for the City of Ottawa
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V o l u m e 2A – Secondary Plans
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Volume 2A – Secondary Plans Old Ottawa East Secondary Plan
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10.0 Old Ottawa East Secondary Plan ........................................................................................................ 1 10.1 Introduction/Planning Strategy ...................................................................................................... 1 10.1.1 Planning Area....................................................................................................................... 1 10.1.2 Objectives of Plan ................................................................................................................ 3 10.2 General Land Use and Design Policies......................................................................................... 3 10.2.1 Land Use and Design Policies ............................................................................................. 3 10.2.2 Built Heritage........................................................................................................................ 4 10.2.3 Intensification Target ............................................................................................................ 4 10.2.4 Affordable Housing .............................................................................................................. 4 10.3 Neighbourhood and Precinct Policies ........................................................................................... 5 10.3.1 Hawthorne Avenue Col. By Drive to Main Street ................................................................. 5 10.3.2 Main Street north of the Highway......................................................................................... 5 10.3.3 Main Street south of the 417 Highway to Springhurst Avenue and the Immaculata High School ............................................................................................................................................ 5 10.3.4 East side of Main Street south of Springhurst Avenue to Clegg Street ............................... 6 10.3.5 West side of Main Street Immaculata High School to Clegg Street .................................... 6 10.3.6 Old Ottawa East Residential Neighbourhoods- Archville, Spenceville and Rideau Gardens .......................................................................................................................................... 7 10.3.7 Mixed Use Centre at the east end of Lees Avenue ............................................................. 7 10.4 Implementation and Intepretation .................................................................................................. 7 Schedule A
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V o l u m e 2A – Richmond Road/Westboro Secondary Plan
Old Ottawa East Secondary Plan [Amendment 92, September 23, 2011]
10.1 Introduction/Planning Strategy The Old Ottawa East Secondary Plan is a guide to the long-term design and development of this community taking into consideration land use, urban design, zoning, transportation, existing street conditions, compatibility of new development, and other issues of concern to the local community. The Secondary Plan provides a framework for change that will see this area develop towards the vision that the community desires while meeting the planning objectives of the City’s Official Plan. The unifying vision and underlying objectives set out the policy framework for the specific strategies that focus on land use and building profiles, as well as a greenspace network strategy. This Secondary Plan is to be read and interpreted as City Council’s policy direction for municipal actions, particularly the undertaking of public works and the review of development proposals, zoning changes and Committee of Adjustment applications. This Secondary Plan provides the legal framework that supports the Old Ottawa East Community Design Plan (CDP), a joint staff-community effort to develop a vision for the community as an attractive and viable place for all to live, work and play. The CDP includes detailed background information on existing conditions and community issues as well as additional guidance for zoning and development.
10.1.1 The Planning Area The Old Ottawa East Secondary Plan study area is focused on Main Street, which is the primary street that provides services to the community. This street links Smyth Road and Riverside Drive on the south with Colonel By Drive and King Edward Avenue on the north. Also of importance are the intersecting streets, including Hawthorne Avenue to the west, which links the community to the Glebe and Centretown. Lees Avenue, and Greenfield Avenue to the east connect to Highway 417 (Queensway) and the Sandy Hill neighbourhood. In its first visioning workshop the community expressed a strong desire to extend the area covered by the Plan beyond the boundaries of Main Street to include the whole neighbourhood. The community believes it is on the cusp of a major transition (intensification of the inner-city neighbourhood) and, in order to maintain and build a “distinct, liveable community” (Principle of Ottawa 20/20) the future of the neighbourhood and its main street must be planned together. This direction expanded the planning area to the entire land area between the Rideau Canal and Rideau River, from Sandy Hill on the north to Riverdale on the south
10.1.2 Objectives of the Plan The goal of this study is to prepare a Secondary Plan focused on Main Street but also responsive to a vision of the Old Ottawa East community as a whole. The Plan shall be based on the Design Objectives and Principles of the Official Plan Section 2.5.1, and shall use the Design Considerations of Annex 3, as well as the “Design Guidelines for Development along Traditional Mainstreets” and “Infill Housing Design Guidelines”. The Plan is meant to provide a broad and integrated twenty-year vision and guidance for the growth of the area. It shall provide guidelines, boundaries and pathways from which the enabling conditions for sustainable development will emerge, and be of sufficient detail to guide change in both the public and the private realms, as implemented through urban design guidelines and Zoning Bylaw provisions. The following objectives and deliverables are considered important to the achievement of this goal: • A land use plan indicating the location, nature and extent of activity in the area; • To express the main themes from the Community Vision in the policy direction of this plan; Official Plan Consolidation for the City of Ottawa
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V o l u m e 2A – Richmond Road/Westboro Secondary Plan • • • • • •
The identification of areas particularly suited to intensification, and those areas of special importance to the community that should be preserved (heritage, aesthetic or religious importance, etc.); Carry forward the recommendations from the Transportation and Streetscaping Study of 2000 and integrate with pedestrian and bicycle routes. An assessment of sewer and water capacity and storm water management; An urban design strategy including a framework of urban form components, open space, buildings (setbacks, height, bulk, massing) and streetscape; A park and open space plan with consideration to urban natural features; A 3D model and cross-sections showing general building form along the Traditional Mainstreet;
An implementation strategy and resulting zoning by-laws is directed by the following policies. [top]
10. 2 General Land Use and Design Policies 10.2.1 Land Use and Design Policies 1. Lands designated Traditional Mainstreet, Mixed-use Centre, Mixed-use Medium-Rise, Residential Medium-Rise, Residential Low-Rise, Institutional and Open Space are shown on Schedule A to this Plan. 2. Notwithstanding the provision for greater building heights set out in the Official Plan, no buildings will be allowed higher than six storeys and 20 metres within the area of this Plan other than the height limits allowed within the precincts referred to in Sections 10,3.4 and 10,3.7 of this Plan. 3. To reduce the impact on adjacent low-rise residential areas, within the Traditional Mainstreet designation, the City will require building setbacks from both the front and rear property lines and above the fourth floor of all new buildings. The Zoning By-law will establish these setbacks as described in the CDP. 4. Building heights within the low-rise area will not exceed four storeys, and in the medium-rise area will not exceed 9 storeys. 5. In order to provide wider and more attractive sidewalks and to encourage pedestrian traffic along Main Street and Hawthorne Street the City will require new buildings to be set back from the street. 6. When the City undertakes reconstruction of Main Street and Hawthorne Street opportunities will be explored to reduce the width of travelled lanes in the roadway and transfer any excess to the sidewalks. 7. Streetscape improvements will be provided at the time of road reconstruction to encourage pedestrian use within the intensified Traditional Mainstreet environment. 8. It is recommended that the segment of Main Street south of Clegg Street be designated as a General Urban Area. This will allow for some residential infill and intensification while maintaining a low-rise form that is compatible with the adjacent neighbourhood. 9. North of Clegg Street along Main Street development can be accommodated within the building type envisaged in the Official Plan for the Traditional Mainstreet designation as implemented in the TM zoning. 10. The Traditional Mainstreet (TM) zoning will provide for the minimum density requirements of the Provincial Policy Statement (PPS) while ensuring compatibility with the adjacent neighbourhood through setbacks of the building mass at grade and above the 4th floor.
10.2.2 Built Heritage 1. The properties designated under the Ontario Heritage Act are protected from demolition and incompatible redevelopment. Approval of City Council is required before significant alterations are made to designated properties. City Council approval is also required before a designated property may be demolished. Heritage Grants are available for restoration work. Official Plan Consolidation for the City of Ottawa
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V o l u m e 2A – Richmond Road/Westboro Secondary Plan
2. Design guidelines will be prepared to encourage infill development that is compatible with adjacent buildings. The Design guidelines will offer a means of conserving the cohesiveness of existing streetscape types and discouraging incompatible infill development. 3. An architectural conservation study will be undertaken with respect to any proposal for redevelopment of a property that is included on the Heritage Reference List as shown on 3.11 Heritage Resource Strategy. The study will determine the suitability of the existing buildings and landscape features for conservation or adaptive reuse as part of any redevelopment proposal. This study will be submitted as part of a Site Plan Control application.
10.2.3 Intensification Target Consistent with the growth management strategy in the Provincial Policy Statement and the Official Plan, the City will set targets for the intensification of dwellings and jobs within the urban area of the city. The target areas include Traditional Mainstreets and Mixed-use Centres, such as Main Street and Lees Avenue East in Old Ottawa East. The charts below outline the minimum number of new dwelling units and jobs for these areas. They expand on the targets outlined in the Residential Land Strategy for Ottawa 2006-2031 (February, 2009) to include all lands other than Immaculata High School and St. Paul University. Traditional Mainstreet: Street (property) Main Street (Clegg Street to Echo Drive) Hawthorne Avenue Oblate Lands, Sacre Coeur Church Properties Mazenod School Total
Dwelling Units 200 150 1000 100 50 1500 Intensification Target
Mixed Use Centre: Mixed Use Centre Lees Ave. East Target Density
Dwelling Units Jobs 750 946 250 people, jobs/gross hectare
10.2.4 Affordable Housing The shortage of affordable housing is one of the most compelling problems confronting the City. Section 2.5.2.1 of the Official Plan defines affordable housing as housing, either rental or ownership, for which a low or moderate income household pays no more than 30% of its annual income. Section 2.5.2.2 encourages the production of affordable housing in all areas of the City to achieve an annual target of (i) 25% of all new rental housing to be affordable to households up to the 30th income percentile and (ii) 25% of all new ownership housing to be affordable to households up to the 40th income percentile. These policies will be applied to all new housing built annually in Ottawa East to ensure the annual target is being achieved. Any incentives will be tailored to each affordable housing project that is submitted. [top]
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V o l u m e 2A – Richmond Road/Westboro Secondary Plan
10. 3 Neighbourhood and Precinct Policies 10.3.1 Hawthorne Avenue- Colonel By Parkway to Main Street 1. Designate this precinct as a Traditional Mainstreet. 2. Intensify lots on the north side that back onto the 417 Highway in a mixed-use format. The massing of buildings may allow for the rear wall to provide a sound barrier to the traffic noise. 3. Develop Ballantyne Park for leisure use and as an ornamental landmark feature at the head of Main Street in association with the Ottawa East Community Centre (former Archville Town Hall) at the northeast corner of Main and Hawthorne. 4. Develop the south side of this corridor in accordance with the TM zoning. With lot depths ranging from 26 to 30 metres the stepped building envelope massing is important to achieve compatibility with the low-rise residential on Graham Street to the south. 5. Provide for wider sidewalks to the extent possible to accommodate pedestrian traffic on Hawthorne Avenue. 6. Priority will be given to burial of overhead wires along this Traditional Mainstreet. 7. Mark a gateway to the community with a distinctive corner treatment of the buildings at the intersection with Colonel By Drive. 8. Create a distinctive building corner treatment at the southwest corner of Main and Hawthorne to signify this important landmark location.
10.3.2 Main Street north of the Highway 417 Hwy. 1. Develop this precinct of the Main Street corridor as a Traditional Mainstreet with the standard building envelope provided by the TM zone. 2. Limit commercial uses required on the ground floor, to personal-service business, retail store, retail food store and full-service restaurant. 3. Limit building heights to low-rise within the neighbourhood located north of Highway 417. This will allow for low-rise infill and intensification along arterial streets like Greenfield Avenue. 4. Rationalize the width of travelled lanes in the roadway and transfer any excess to the sidewalks as Main Street is reconstructed. 5. Expand sidewalks within the required building setbacks on private land. 6. Encourage pedestrian use within this intensified Mainstreet environment by means of streetscape improvements.
10.3.3 Main Street south of Highway 417 to Springhurst and Immaculata High School 1. Accommodate a full cross-section of Traditional Mainstreet built form within the deeper lots of this precinct. 2. Achieve the intensification target while maintaining compatibility with the flanking lots within the adjacent residential neighbourhoods by adhering to the TM zone building envelope. 3. Maintain the former Archville Town Hall building as the Ottawa East Community Centre, providing a public landmark at the head of the street. 4. Utilize the compact mixed-use built form of the Traditional Mainstreet as churches in the precinct redevelop over time. 5. Adapt and reuse the existing school buildings and infill with built form compatible with the contiguous area in the redevelopment of the Ottawa Catholic School Board properties located at 88 Main Street and 20 Graham Street. 6. Permit and continue to expand on the existing community-serving uses, such as schools, arts and culture venues, recreational facilities, retirement homes and residential dwellings in the redevelopment of the Ottawa Catholic School Board properties. 7. Improve the public realm, including streetscapes, parks and plazas relative to the potential level of intensification in this precinct of the Traditional Mainstreet. Official Plan Consolidation for the City of Ottawa
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V o l u m e 2A – Richmond Road/Westboro Secondary Plan
10.3.4 East side of Main Street Springhurst to Clegg 1. This precinct has been planned in greater detail due to its potential for redevelopment and the extensive public consultation that ensued as the land owners engaged in the planning process. It extends along Main Street, south of Springhurst, including St. Paul University, the Convent of the Sisters of the Sacred Heart and the property of the Oblate Fathers. It will develop as a Mainstreet with an adjoining mixed-use neighbourhood extending east to the river. 2. A Demonstration Plan has been prepared for this precinct, which is attached as Appendix 1. The Plan illustrates how these lands could be developed over time in conformity with the community’s vision as set out in Section 1.5 of this CDP. While the land may not develop precisely as illustrated its purpose is to provide guidance for the redevelopment of these lands, establish the basis for the preparation of an implementing Zoning By-law, and ensure consistency with the policy framework that follows. 3. A holding zone will be applied to the area shown on the Demonstration Plan (Appendix 1) other than St. Paul University. It will be removed when a Site Plan Control application is approved that includes this entire area and fulfils the following conditions: • Stormwater management for the subject lands; • Traffic impact analysis and management plan; • Water and sewer servicing design; and • Parkland and pathway dedication relative to the development of the subject site. Achieve a Diversity of Uses, Activities, and People 4. Provide for a variety of residential building types and tenures for a rich and diverse community to accommodate a full demographic profile of households. A range of housing options are needed to ensure affordability and accommodate a variety of users including families, seniors, empty nesters, single room occupancy and smaller households. 5. Encourage a diverse mix of uses that contributes to the overall self-sufficiency and sustainability of Old Ottawa East. These include a broad range of housing types as described above, live-work units, public/civic uses, commercial uses that contribute to the vibrancy of Main Street, and a strengthening of the institutional presence of St. Paul University. 6. Encourage a complementary architectural treatment of buildings, including finish, colour and materials, together with a consistent design treatment of common elements on the property, such as fencing, landscaping, gateway features, street lighting and signage. 7. Achieve compatibility with existing lower profile neighbourhoods bordering the subject lands by ensuring an appropriate transition of use and built form as set out in Section 4.11 of the Official Plan. 8. Extend the surrounding public street grid and axial views to order and deploy the built form in the redevelopment of these properties. However, primary vehicular access/egress within the site shall be oriented to Main Street. Vehicular access/egress to Clegg Street shall be secondary. 9. Provide a range of building heights between five to nine storeys In the Residential Medium-Rise designation. The related zoning will reflect a gradual transition between the heights in this range and buildings in proximity of lower height. 10. Locate parking for the medium-rise buildings primarily below grade. Where necessary, surface parking related to all development in this precinct should be obscured from view by means such as placement behind buildings and landscaping. Promote a Vibrant and Thriving Mainstreet 11. Create a pedestrian-friendly environment along street frontages and main facades with primary doors at ground level facing the street and accessible from the public sidewalk. 12. Provide active and inviting uses, such as shops and restaurants at-grade along Main Street, with pedestrian-friendly amenities, including outdoor seating areas and patios. 13. Maintain a maximum height of six storeys and mix of uses in the built form of the Traditional Mainstreet, with a general lot depth of 40 metres. Official Plan Consolidation for the City of Ottawa
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V o l u m e 2A – Richmond Road/Westboro Secondary Plan
Celebrate Legacy and Heritage 14. Recognize, support and commemorate the presence of the existing institutions as part of the community in the redevelopment of these lands. 15. Conserve the Deschâtelets Building by maintaining its heritage attributes while adapting it to new uses over time to ensure its ongoing utility. 16. Designate the Deschâtelets Building and appropriate parts of its associated cultural heritage landscape under Part IV of the Ontario Heritage Act. 17. Conserve the allée and forecourt of the Deschâtelets building as cultural heritage landscape. (Appendix 1) 18. Respect the cultural heritage value of the designated places in the design of all new development. 19. Retain the statue of the Blessed Virgin and associated grove of trees to commemorate the Sisters of the Sacred Heart. [top] Integrate Green Space and Ensure Connectivity 20. Integrate existing trees in the development to the extent possible. 21. Maintain public access through the new development by establishing east-west pedestrian/cycle paths between Main Street and the Rideau River as well as north-south between Springhurst and Clegg. 22. Ensure connectivity to nearby transit stations. 23. Design storm water ponds to be naturally shaped and generally enhance the open space within and adjacent to this precinct. 24. Provide a range of high quality landscaped spaces within the development. 25. Provide the opportunity for a community gathering place in the forecourt and allée leading to the Dechâtelets building. 26. Design the intersection of Main Street and the tree-lined allée leading to the Deschâtelets building as a gathering space for the community (for example, through the creation of attractive outdoor seating associated with commercial activity on Main Street) 27. Naturalize the river frontage along a 30 metre open space corridor as measured from the Normal Highwater Mark of the Rideau River at the rear of the Oblate land, in consultation with the Rideau Valley Conservation Authority. 28. Apply a parkland dedication of 1 ha. / 300 du. (max. 10% land area) subject to the Parkland Dedication By-law. 29. Accommodate future parkland needs related to the development of the Oblate property by providing a rectangular block adjacent to Clegg Street suitable for active recreation. This area will be zoned for open space as well as mid-rise residential to allow for the use that is determined at the time of development. 30. Provide a 10 metre wide block of land related to the development of the Oblate property extending along the western edge of the 30 setback from the river to accommodate a Multi-Use Pathway as designated in Schedule I of the Official Plan. 31. Relocate community gardens from Oblate property to City-owned open space as development occurs. 32. Encourage partnerships to provide for community facilities and activities within this precinct. Promote Health and Sustainability 33. Implement sustainable design measures in the redevelopment of this precinct through the development review process and by utilizing 3rd party certification, such as Leadership in Energy and Environmental Design (LEED), including the following: • Limit stormwater runoff and rehabilitate natural surface water drainage patterns; • Reduced energy use; • Reduce water use; Official Plan Consolidation for the City of Ottawa 6
V o l u m e 2A – Richmond Road/Westboro Secondary Plan • • • • •
Reduced resource use in construction; Renewable energy and renewable building materials; Reuse and recycle resources on site, including water, compost, and solid waste; Support alternative transportation options; and Maximize south facing exposure for solar gain, and provide passive shading from trees.
10.3.5 West Side of Main Street Immaculata High School to Clegg 1. Maintain and expand the healthy cluster of retail around the corner of Hazel Street and Main Street as it redevelops and converts to a mixed-use Traditional Mainstreet. 2. Zone properties fronting on Main Street to Traditional Mainstreet (TM) as development proceeds in this precinct. 3. Prioritize the burial of overhead wires for this precinct due to the shallow lot depth. 4. Maintain the Traditional Mainstreet built form of six storey buildings with setbacks above the fourth floor, rear yard setback and angular plane of the TM zone to mitigate for the shallow lots fronting Main Street.
10.3.6 Old Ottawa East Residential Neighbourhoods - Archville, Spenceville and Rideau Gardens 1. Maintain the general character of these neighbourhoods as expressed by the existing zoning. 2. Maintain the traditional pattern of pedestrian priority along the street with any garages relegated to the side or rear of homes and not projecting forward or otherwise dominating the building façade. 3. Intensify these neighbourhoods primarily at their edge, as a transition to denser development sites and where they abut an Arterial or Collector road. Notwithstanding this, building heights will be maintained at low-rise levels overall. 4. Infill with residential development that is consistent with the Infill Housing Design Guidelines for Low and Medium Density.
10.3.7 Mixed-Use Centre (MUC) precinct at the east end of Lees Avenue 1. Encourage convenience, personal service, and retail shops on the ground floor of buildings throughout this Mixed-Use Centre. 2. Care should be taken as the University of Ottawa campus intensifies to ensure a compatible relationship with the Rideau River, Highway 417 and the Transitway by means such as, spatial separation, vegetative buffers, earth berms, and buildings as barriers. 3. Link the campus area by pedestrian and bicycle pathways to the Lees Avenue Transit Station and the University of Ottawa Campus to the north. 4. Encourage mixed-use development at the Lees Avenue Transit Station. 5. Infill the high profile residential neighbourhood adjacent to the west of the campus with low-rise buildings that improve the relationship of the existing buildings to the street at a human scale. 6. Front all buildings on a public street or private lane with a clear demarcation of the front door. 7. Locate residential units or offices on the second floor or higher. 8. Measures will be taken with construction of the AVTC to ensure that unencumbered pedestrian access is provided along Lees Avenue and that the Major Recreational Pathway along the Rideau River is not obstructed at grade for pedestrians and bicycles. 9. Construction of the AVTC will include the mitigation measures outlined in the Environmental Assessment such as, noise attenuation and implementation of the landscape concept. 10. Provide access from Lees Avenue to the Major Recreational Trail along the Rideau River by means of the City-owned parcel on the east side of the AVTC. Sidewalks along Lees Avenue will be expanded to the extent possible to improve the pedestrian linkage of the Mixed-Use Centre and Main Street.
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V o l u m e 2A – Richmond Road/Westboro Secondary Plan
10.4 Implementation and Interpretation The implementation and interpretation of the policies and land-use designations in this Plan shall be consistent with the provisions of the City’s Official Plan as amended unless explicitly stated otherwise. [top]
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Consolidation ~ January 2007
Publication: 1-34 The Official Plan ~ Consolidation A component of Ottawa 20/20, the City’s Growth Management Strategy
ottawa.ca
V o l u m e 2B – Site Specific Policies
Preface Official Plan Volume 2B Site Specific Policies This is a consolidation of the Volume 2B of the Ottawa Official Plan as adopted under by-law 203 of 2003 by Ottawa City Council on 14 May 2003. This consolidation incorporates the text language changes to the Secondary Plans as approved by Ottawa City Council. This consolidation is provided for convenience only. Reference should be made to the original certified documents which are on file with the City Clerk.
Official Plan Consolidation for the City of Ottawa – January 2007
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V o l u m e 2B – Site Specific Policies
Table of Contents
Volume 2B – Site Specific Policies Former City of Cumberland...................................................................... 1 4.11 Town Centre Secondary Plan (Former City of Cumberland) .............................................……...1 4.11.1 Town Centre Objectives.......................................................................................................1 4.11.1.1 Introduction.................................................................................................................1 4.11.1.2 Development Concept ................................................................................................1 4.11.2 Land Uses ............................................................................................................................2 4.11.2.1 Introduction.................................................................................................................2 4.11.2.2 Land Use Designations ..............................................................................................2 4.11.2.3 Major Commercial ......................................................................................................2 4.11.2.4 Business District .........................................................................................................3 4.11.2.5 Urban Residential .......................................................................................................3 4.11.2.6 Open Space................................................................................................................4 4.11.2.7 Institutional .................................................................................................................4 4.11.3 Transportation and Parking..................................................................................................6 4.11.3.1 Introduction.................................................................................................................6 4.11.3.2 Transportation Policies ...............................................................................................6 4.11.3.3 Parking Policies ..........................................................................................................7 4.11.4 Servicing ..............................................................................................................................8 4.11.4.1 Introduction.................................................................................................................8 4.11.4.2 Servicing Policies .......................................................................................................8 4.11.5 Visual Environment and Urban Design................................................................................9 4.11.5.1 Introduction.................................................................................................................9 4.11.5.2 Urban Design Policies ................................................................................................9 4.11.6 Implementation...................................................................................................................11 4.11.6.1 Introduction...............................................................................................................11 4.11.6.2 Site Plans .................................................................................................................11 4.11.6.3 Zoning.......................................................................................................................11 4.11.6.4 Subdivision of Land ..................................................................................................11 4.11.6.5 Phasing.....................................................................................................................11 Schedules – Orleans Town Centre. ...........................................................................................................13
Former City of Gloucester........................................................................ 1 7.2.1 Commercial Activity Areas............................................................................................................1 7.2.1.1 Core Activity Areas .............................................................................................................1 7.2.1.1.1 Purpose .....................................................................................................................1 7.2.1.1.2 Objectives..................................................................................................................1 7.2.1.1.3 Policies ......................................................................................................................1
Former City of Kanata............................................................................... 1 5.7 Town Centre ....................................................................................................................................1 5.7.1 Background ............................................................................................................................1 5.7.2. Vision Statement ...................................................................................................................2 5.7.3. Goals, Objectives and Design Principles..............................................................................3 5.7.4. Broad Issues .........................................................................................................................5 5.7.4.1 Employment..................................................................................................................5 5.7.4.2 Commercial ..................................................................................................................5 5.7.4.3 Residential....................................................................................................................5 5.7.5. Land Use Designations.........................................................................................................7 Official Plan Consolidation for the City of Ottawa
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V o l u m e 2B – Site Specific Policies
Table of Contents 5.7.5.1 Main Street ...................................................................................................................7 5.7.5.2 Central Business District ..............................................................................................8 5.7.5.3 Kanata Regional Shopping Centre...............................................................................9 5.7.5.4 Town Centre Residential ............................................................................................14 5.7.5.5 Low Density Employment Area ..................................................................................16 5.7.5.6 Town Centre Open Space..........................................................................................17 5.7.5.7 Neighbourhood Service ..............................................................................................17 5.7.6. Other Issues........................................................................................................................18 5.7.6.1 Area of Natural and Scientific Interest........................................................................18 5.7.6.2 Storm Water ...............................................................................................................18 5.7.6.3 Sanitary Sewers .........................................................................................................18 5.7.6.4 Phasing.......................................................................................................................18 5.7.6.5 Services......................................................................................................................19 5.7.6.6 Streets ........................................................................................................................19 5.7.6.7 Sound Attenuation Studies.........................................................................................19 5.7.6.8 Energy Conservation ..................................................................................................19 5.7.6.9 Needs of the Physically Challenged...........................................................................19 5.7.6.10 Service Access .........................................................................................................19 5.7.6.11 Hydro Services .........................................................................................................20 5.7.7. Transportation .....................................................................................................................21 5.7.7.1 Highway 417 Right-of-Way.........................................................................................21 5.7.7.2 Transit.........................................................................................................................21 5.7.7.3 Cycling Routes/Pedestrian Corridors .........................................................................21 5.7.7.4 Pedestrian Routes ......................................................................................................22 5.7.7.5 Transportation Study ..................................................................................................22 5.7.7.6 Town Centre Streets...................................................................................................22 5.7.7.7 Town Centre Arterial Roads .......................................................................................22 5.7.8 Implementation.....................................................................................................................23 5.7.8.1 Urban Design Plans and Master Concept Plans........................................................23 5.7.8.2 Design Guidelines ......................................................................................................23 5.7.8.3 Transportation Study ..................................................................................................24 5.7.8.4 Shared Parking/Parking Authority ..............................................................................24 5.7.8.5 Design Committee ......................................................................................................24 5.7.8.6 Signage ......................................................................................................................24 5.7.8.7 Servicing and Phasing................................................................................................24 5.7.8.8 Tree Management Plans ............................................................................................24 6.9.4 Policies for Retail Uses in the North-West Area of the Town Centre ..................................25 Schedules - Kanata Town Centre........................................................................................................26
Former City of Vanier................................................................................ 1 4.3.3 Former Vanier Official Plan....................................................................................................1 4.4.2 Downtown Commercial District ..............................................................................................2 4.4.2.1 Goals for the Downtown Commercial District...............................................................2 4.4.2.2 Implementation .............................................................................................................2 4.4.2.3 General Provisions .......................................................................................................2 4.4.2.4 Overall Land Use and Use-Intensity in the Sectors .....................................................3 4.4.2.5 General Design and Infrastructure Considerations ......................................................3 4.4.2.6 Land Severance Policy.................................................................................................4 4.4.2.7 Sector 1: The West Sector ...........................................................................................4 4.4.2.8 Sector 2: The Central Sector (French Quarter)............................................................6 Schedules- Vanier Downtown Residential District. ...............................................................................8
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V o l u m e 2B – Site Specific Policies Orleans Town Centre
4.11 Town Centre Secondary Plan (Former City of Cumberland) 4.11.1 Town Centre Objectives 4.11.1.1 Introduction The reason for the preparation of this Secondary Plan for the Town Centre is as follows: "A Secondary Plan may be prepared for any major physical, social or economic issue, for any major development or redevelopment, or for any area within the municipality for which it is deemed necessary to undertake a comprehensive study and to formulate detailed policies and/or plans which they feel have not been adequately detailed in this Plan or are at variance with this Plan". The basic goal of Council is to encourage the creation of a dynamic, multiple use town centre, with a "main street" focus which will foster a "sense of place" for the residents of the City of Ottawa and Orléans. The role of the Secondary Plan in this regard is to set out the general concepts and policies required to achieve the desired pattern of development for the Town Centre. 4.11.1.2 Development Concept The development concept of the Town Centre is based upon the following general policy guidelines: a) b)
c) d)
e)
f) g) h) i) j)
That the Town Centre be promoted as a prominent place of significant symbolic and physical interest to the City of Ottawa and the Community of Orléans. That a significant employment centre be established through private and public sector office and business development. The provision of approximately 4,500 - 5,500 jobs is an objective in the Orléans Town Centre (former City of Cumberland portion). Accordingly, the mix of uses and density provided in zoning by-laws and site plan agreements, established in accordance with the Town Centre design guidelines, shall satisfy this objective. That administrative and institutional functions be provided. That a major commercial shopping environment be created which comprises the full range of retail and personal service uses. This will be in the form of a Regional Shopping Centre and other retail/services uses in the remaining portion of the Orléans Town Centre (former City of Cumberland portion). That medium and high density residential development be provided to increase population density within the centre, to minimize travel distances to work, and provide a central location for people to live. The maximum population range in the Town Centre area shall be 1,8002,400. This is made up of approximately 1,500-2,000 people in the Urban Residential designation and 300-400 elsewhere in the Town Centre. That a convenient and efficient pedestrian and vehicular system with access to transit facilities from all land uses be provided. That the visual impact of the Town Centre be increased by providing an open space system to serve the needs of the community and to function as a link between various land uses. That a policy framework be provided to ensure that all future development exhibits a high standard of urban design. That a "main street" focus be provided along Centrum Boulevard which will provide a more intense interaction of commercial, office and institutional uses. That a concentration and variety of businesses, offices and residences be combined to provide a "downtown" environment for Orléans.
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4.11.2 Land Uses 4.11.2.1 Introduction The main goals of land use planning are to ensure that land uses are properly located and suitably distributed, that an efficient use of land results, that the intensity or density of land use is appropriate to the site and the larger district, and that land uses are subject to appropriate site and building design considerations. Land use designations are not the same as zoning districts which are much more detailed and regulatory, and the Land Use schedule should be interpreted as a general guide to future land use and not as a Zoning Map which establishes exact boundaries and zones. 4.11.2.2 Land Use Designations The land use designations of the Town Centre Secondary Plan are shown on Schedule A and are as follows: a) b) c) d)
Major Commercial Business District Urban Residential Open Space
4.11.2.3 Major Commercial Those lands designated Major Commercial on Schedule A shall be developed as the main business and activity area providing a high density concentration of retail, service and office commercial activities. Government facilities, hotels, institutions, recreation, cultural, entertainment and social uses shall also be encouraged. In order to achieve the Town Centre objectives the City will: a) b) c) d)
e) f)
Direct commercial development to locate along both sides of Centrum Boulevard to provide for a commercial link between the Regional Shopping Centre and Prestone Drive. Encourage the area on either side of Centrum Boulevard to provide for a full range of retail commercial, restaurants, entertainment, personal service shops, and office and institutional uses. Allow major commercial uses such as department stores, supermarkets, offices and hotels to integrate with the Regional Shopping Centre, and this centre to expand westerly to link with the former City of Gloucester side of the OrlĂŠans Town Centre. Encourage office development on the Centrum Boulevard to locate above ground level and be integrated with the retail commercial uses. The commercial and office uses should appear to be in free standing units with their focus on Centrum Boulevard, with the provision of shared parking facilities. Encourage through architectural design all uses in the Town Centre to be pedestrian oriented and visually and functionally related to the urban streetscape. The pedestrian and commercial focus initially shall be oriented to Centrum Boulevard with subsequent internal pedestrian and commercial linkages permitted only if they do not take away from the main street concept.
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V o l u m e 2B – Site Specific Policies Orleans Town Centre g)
h) i) j)
k)
l) m) n)
Allow accessory residential housing to be developed in conjunction with the office-commercial uses, particularly senior citizens apartments. However, exclusive residential buildings will not be permitted in the Major Commercial designation. In order to meet employment objectives the major portion of any such building which includes residential uses must be office and/or retail. Not permit any new automotive sales and service uses or gas stations, or any highway commercial uses which have large parking or outdoor storage requirements, except small garden centres associated with a Department store. Encourage hotels, restaurants and entertainment facilities to develop in the Major Commercial area. Encourage major institutional uses such as civic administration, government offices and cultural facilities. For those lands designated "Major Commercial" and located on St. Joseph Boulevard, service and retail uses with second storey office, as well as office buildings will be encouraged. Encourage the redevelopment and integration of those lands designated Major Commercial and located on the north side of St. Joseph Boulevard, with the overall development of the Regional Shopping Centre with shared parking facilities, joint accesses and internal off-street vehicular circulation. Encourage land consolidation, joint access and parking on the redevelopment of those lands designated Major Commercial and located on the south side of St. Joseph Boulevard. Allow a farmers market to be integrated with the retail component of the Town Centre. Require all buildings along Centrum Boulevard to have a minimum of two storeys and encourage a density of up to four times coverage in order to achieve the employment and concentration objective. Floor area ratios will be the mechanism used in the zoning by-law to control this.
4.11.2.4 Business District In order to achieve the Town Centre objective of establishing a significant employment centre, a Business District designation is established and located in close proximity to residential, institutional, or commercial uses without resulting in land use conflicts. The types of uses encouraged will be office and "light industrial" activities, which take place entirely indoors, emit no noxious or unpleasant fumes, discharge or noise. In order to achieve the Town Centre objectives, the City will: a)
b) c) d) e)
Establish a business district designation which permits light industrial uses, professional and business offices, hotels and accessory retail uses and services such as fitness clubs, showrooms, banks, restaurants. Accessory residential may be permitted as part of an office building. The zoning by-law will further refine the range of permitted uses. Direct the business and light manufacturing uses to locate along the loop road north of Centrum Boulevard. Encourage day care centres to locate in this area. Limit industrial uses to those which are wholly enclosed within buildings with no open storage permitted. Require all buildings to have a minimum of two storeys subject to soil loading capability in order to achieve the employment objectives. Higher densities and provision for future expansions will be encouraged depending on the soil loading capability of this area.
4.11.2.5 Urban Residential A major objective of the Town Centre Secondary Plan is to provide a residential community to add "life" to the Town Centre, encourage night time activity, and to provide for people who would like to live and work in the same location. The City will therefore:
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V o l u m e 2B – Site Specific Policies Orleans Town Centre a) b)
c) d)
Encourage planned residential developments reflecting a high standard of design for the site and buildings and encourage innovative housing developments. Permit in the area designated Urban Residential medium and high density residential development. The density shall range from 50 to 150 units per hectare, allowing for a range of apartments and town housing. The ultimate population of this area should be in the range of 1500-2000 persons. The maximum height of any residential building shall not protrude above the height of the escarpment except as indicated on Schedule A-1. Require that a senior citizens building be built in the Town Centre either in the Major Commercial or Urban Residential designations.
4.11.2.6 Open Space An open space and park system is required for passive and active recreation and the conservation and enjoyment of the existing landscape. It is not, however, expected that with the population of the Town Centre in the range of 1800-2400 people that active park space in the form of baseball diamonds and soccer fields will be required. These sort of active recreational facilities are provided for elsewhere in the urban area. However, the City will: a) b) c) d) e)
f) g) h)
i)
Require an open space corridor as shown on Schedule A-1 along the escarpment. This corridor will preserve the existing wooded area as much as possible. The escarpment area will not act as a contribution to the parkland dedication requirements. Provide at least one formal public park of an appropriate size for park benches, picnics, fountains, band/concerts, etc. Provide adequate pedestrian circulation links or pathways between all components of the Town Centre. Require private recreational areas to be associated with the residential areas, and integrated into the development. Establish a pedestrian/bicycle path system ultimately linking the various activity nodes within the municipality, through the main east-west open space link along the escarpment, through Place d'OrlĂŠans Shopping Centre and across arterial road 174 to the north. Consideration should also be given to linkages to the east and north via the Tenth Line interchange. Ensure that pedestrian movement is facilitated from transit/bus stations/stops to all parts of the site, and that pathways are designed to minimize the effect of severe climatic conditions, i.e. prevailing northwesterly winds, snow, rain, ice. Create open spaces along various points in the pedestrian system to increase the visual impact of the centre. The private open space system shall be integrated with the public system to form a continuous network of pathways. Ensure that lands or cash-in-lieu for park purposes are acquired at the time of development in accordance with the parkland dedication requirements in the Official Plan for residential development based on an overall contribution of 1.2 hectares (3 acres) per 1000 persons. In addition, commercial and industrial development's contribution will be based on 2% of the land value. Encourage the private open space areas, active or passive, to act as a buffer between residential development and arterial road 174.
4.11.2.7 Institutional Institutional land uses are important as they ensure that adequate educational, health care, cultural facilities and social services are provided to meet the needs of the population. A specific designation has not been provided on Schedule A, however, the City will:
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V o l u m e 2B – Site Specific Policies Orleans Town Centre a)
b) c)
Permit churches, government offices, and cultural facilities such as libraries, museums, theatres, community centres, day care centres and other institutional uses in any land use designation in the Town Centre. These uses shall be encouraged to locate where shared parking facilities can be maximized. Cluster related institutional uses and encourage the joint use of community and educational facilities. Encourage space to be set aside to be at minimum rents, for such Institutional Uses as day care, libraries, classrooms and meeting spaces.
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4.11.3 Transportation and Parking 4.11.3.1 Introduction A transportation system must be designed to serve the proposed land use pattern and to facilitate the most efficient and convenient movement of people and goods throughout the Town Centre. Such a system should include provision for automobiles, bicycles, pedestrians, service vehicles, and public transportation. 4.11.3.2 Transportation Policies The City will: a) b)
c) d)
e) f)
g)
h) i)
j)
Designate a transportation network of arterials and collector roads to serve the central area as shown on Ottawa Official plan Schedule E. Finalized alignments of future major roads and the provision of local streets shall be determined at the time of development review and approval. Develop the planned north-south route, known as Place d'Orléans Drive, to provide a major link to the arterial road 174 interchange at Champlain Street. This will form part of the main road system through the former City of Gloucester to service the major regional shopping centre component which includes Place d'Orleans. This road will have a right-of-way of 35 metres. Champlain Street between arterial road 174 and St. Joseph Boulevard may be closed. Protect a 35 metre right-of-way for St. Joseph Boulevard, the major regional east-west transportation arterial. Develop an east-west link for the central area, known as Centrum Boulevard to provide access to both the central core area and the proposed high density residential areas to the east. This collector road shall have a right-of-way of 26.2 metres (86 feet). It is the intention of the City that this road provide for an urban village atmosphere, and that it will narrow where possible to two lanes in the central core area with wide landscaped sidewalks to ensure a human scale and pleasing pedestrian environment. Ensure that Centrum Boulevard, Place d'Orléans Drive, St. Joseph Boulevard and Prestone Drive are protected as future public transit routes intended to serve the main central area to provide an optimum level of service to the various land use components. Maximize direct public access to the core area by local transit by facilitating provision of a bus transit station adjacent to or integrated with the Regional Shopping Centre in the vicinity of Champlain Street immediately south of arterial road 174. Provision shall be made in the development of the central area for transit facilities such as the placement of bus bays, stops and shelters at appropriate locations all to the satisfaction of the City of Ottawa. Allow the expansion to Regional Shopping Centre to the west to be integrated with the former City of Gloucester side of the Orléans Town Centre site. The Regional Shopping Centre shall be required to provide pedestrian links to the east and north residential areas. Consideration should be given to an overhead walkway system across Place d'Orléans Drive to the east. Participate in the joint study by the Ministry of Transportation and the City of Ottawa which will study the feasibility of an interchange at arterial road 174 and the extension of Tenth Line Road. To ensure that the above can be carried out satisfactorily, developers will be required to undertake a transportation study to evaluate the road network proposed. This study is to identify appropriate road allowances and cross sections of roadways in the area, particularly as they interface with Arterial Roads. The study shall be to the satisfaction of City of Ottawa. Reserve a corridor south of arterial road 174, on either public or private land, for a transit route connecting the Town Centre transit station to potential stations to the east.
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The internal road structure in the Town Centre will attempt to minimize diversion of traffic onto the Prestone outlet.
4.11.3.3 Parking Policies Parking requirements shall be on a shared use basis with the commercial component along Centrum Boulevard, and backing on St. Joseph Boulevard, and integrated within City owned parking areas. Private parking facilities located underground or in additional private parkades will also be encouraged as a way of increasing the density of residential and office developments. As peak parking demand occurs at different times for different uses, with regards to commercial office, retail, restaurant, residential and institutional, parking allocations can be achieved by implementing the shared use principle as follows: a) b) c)
d) e) f) g)
That parking will be provided on site or to a maximum distance of 130 metres from all development and where applicable, cash-in-lieu of parking will be received by the City in lieu of providing parking spaces within the Town Centre. That the City may establish a parking authority to provide for parking within the Town Centre area in centrally located parking structure(s). That the Municipality, under the Planning Act, shall where applicable establish the cash-in-lieu of parking levy to be obtained at the time of site plan approval, to be deposited into a fund to construct parking spaces for the approved development. The amount of cash-in-lieu will be established by the City from time to time based on the average cost to acquire and construct a parking space. That the integration of all or part of the Hydro corridors into the Town Centre area shall be undertaken via either purchase and sale agreements or lease agreements to provide additional parking space locations and areas. That sufficient off-street parking be provided in accordance with municipal standards. The amount of parking required will be outlined in the zoning by-law. That automobile parking not be the major focus in the site, rather underground parking where possible, garages and efficient and sensitively landscaped groupings for surface parking be provided. Regional Shopping Centre's parking requirements will be provided in a conventional manner on-site, in structures and underground. A portion of the required parking may be provided on their site in the former City of Gloucester.
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4.11.4 Servicing 4.11.4.1 Introduction The provision of services and utilities to the general public is essential to provide a convenient and healthy living environment for the City inhabitants and for encouraging proper growth and development of the Town Centre. 4.11.4.2 Servicing Policies It is the intention of the City to: a) b) c) d) e) f)
Require all main street services, including hydro facilities, to be installed underground to limit visual clutter and protect the urban form and streetscape. Extend the necessary sanitary, storm and water mains to the Town Centre area in conjunction with the future development of adjacent lands, subject to the approval of the appropriate municipal authorities. Ensure that the Town Centre area be fully serviced by municipal piped water and sewage systems as a condition of development. Require developers to pay development charges as a condition of approval in order to provide municipal services. Negotiate with Hydro Ottawa to eliminate the existing hydro substation in the long term and integrate the site into the Town Centre. Require storm water management to be in accordance with current City policy, and to be integrated with recreational facilities where feasible. A study of how this is to be done will be completed by the developer and be subject to the approval of the City.
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4.11.5 Visual Environment and Urban Design 4.11.5.1 Introduction A major objective of the Town Centre Secondary Plan is to ensure that all future development exhibits a high standard of urban design. With proper urban design policies, it is possible to promote and improve the overall image and visual environment of the Town Centre. A visually attractive Town Centre will contribute to a sense of community identity, and is also a contributing factor in the attraction of tourists, and new businesses. Through the use of urban design techniques, it is possible to promote land use compatibility, protect property values, improve the quality of the Town Centre streetscape, promote better pedestrian circulation systems, and encourage attractive, innovative and diverse development. A visually attractive Town Centre is one that will be more marketable and will continue to improve the visual image of the City. 4.11.5.2 Urban Design Policies To ensure that all future development exhibits a high standard of urban design, and to achieve the Town Centre objectives, it will be the intention of the City to: a)
b)
c)
d) e) f) g)
Undertake an urban design study for the Town Centre with particular emphasis on: i. Centrum Boulevard, Place d'OrlĂŠans Drive and Prestone Drive to provide for a pedestrian system, low profile street lighting, seating and landscaping areas in order to encourage pedestrian use of the street; ii. generating a unique character or theme for the Town Centre through the use of special sidewalk and walkway treatments, aesthetically pleasing street furniture, and create a sense of continuity by encouraging architecturally compatible and complementary building designs, particularly in the urban village core area; iii. developing policies to control the architectural treatment of facades, advertising signs and lighting in order to create a charming urban environment. Require that all the land uses in the Town Centre be serviced by a safe and convenient pedestrian circulation system comprised of the following elements: i. well lighted sidewalks with minimal road crossings, located where intersection controls can facilitate pedestrian movements to crossing points and transit facilities; ii. hard surface pedestrian walkways should be treated to contrast with road pavements, and be lighted and landscaped for visual emphasis. Open spaces or courtyards should be located along the walkways where appropriate to create urban interest. Ensure that new development does not restrict the access to sunlight on surrounding uses by: i. considering the height of buildings on the south side of Centrum Boulevard and along St. Joseph Boulevard to minimize the shadowing effect on Centrum Boulevard; ii. orienting buildings to minimize the shadow effects on open spaces and pedestrian areas; iii. requiring any new development to show the extent of shadowing that will be produced. Minimize wind tunnel effects, and snow deposition in public places through proper building orientation and design. Implement noise attenuation measures along arterial road 174 in accordance with the standards of the Ministry of the Environment, and control the nature and type of residential development. Encourage wherever possible and practical, underground and roof type parking in order to create an intensive urban built form while minimizing the visual effect of expansive paved areas for outdoor at grade parking. Enhance the appearance of and give identity to the Town Centre by including such aspects as: i. a landscaped central court located with the government office area adjacent to Centrum
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V o l u m e 2B – Site Specific Policies Orleans Town Centre Boulevard; extensive tree planting and landscaping along Centrum Boulevard, Place d'OrlÊans Drive and Prestone Drive to create an attractive visual impression; iii. a softening of the visual impact of the parking areas, particularly within the core area, by means of tree planting, terracing, berms and planting areas; iv. the use of co-ordinated park furniture and other ornamental landscaping techniques to create a varied and interesting environment; v. a pedestrian link integrating Place d'Orleans Shopping Centre with Centrum Boulevard. Encourage high quality building designs in the Town Centre by: i. reducing building setbacks from Centrum Boulevard, Place d'OrlÊans Drive and Prestone Drive in order to encourage a more intensive built form and a greater sense of enclosure and pedestrian interaction; ii. encouraging off-street parking within the main street area to locate at the rear of buildings where possible in order to achieve continuous street facades and high quality streetscape; iii. integrating all the commercial, office and residential components in an interesting and functional manner in order to create a unique mixed land use environment. ii.
h)
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4.11.6 Implementation 4.11.6.1 Introduction An ongoing and dynamic process of implementation is required in order to achieve the goals and policies set forth in the Town Centre Secondary Plan. Successful implementation involves a combination of development control, public action programs and liaison, co-operation and co-ordination with all the affected groups and agencies. The goals and policies outlined in this Secondary Plan will not be immediately achieved, rather a systematic, continuous and long term program of implementation will be required. The Ottawa Official Plan Section 4.1 outlines means to implement this Secondary Plan. In addition to these policies the following will take place: 4.11.6.2 Site Plans a) b)
Site plans will be required in accordance with the policies of the Official Plan. The use of an architectural advisory committee will be studied. This committee would review building plans in order to ensure that all the urban design criteria, landscaping, signage, parking, building facades, etc., are complied with. A set of planning and urban design guidelines shall be prepared to assist in the review of site plan submissions and to provide guidance to applicants.
4.11.6.3 Zoning a)
b)
It is intended that an amendment to the comprehensive Urban Zoning By-law be enacted containing zones and development standards in conformity with the policies of the Secondary Plan. The new Zoning By-law shall be prepared and passed as soon as possible after the Secondary Plan is enacted. The City will consider the use of density, height or other bonuses and related bonusing agreements in order to foster more innovate and integrated development, particularly mixed commercial, office and residential projects.
4.11.6.4 Subdivision of Land a) b)
c)
It is City policy that registered plans of subdivision, pursuant to the Planning Act, will be required to establish blocks and dedicate roads within the Town Centre. Only plans of subdivision which conform with the policies of this Plan will be granted approval. Consent to sever land may take place where Council is satisfied that orderly development of land is taking place, and where all the requirements and policies of this Plan are met to convey, mortgage or charge land, or grant, assign or exercise a power of appointment with respect to land. Prior to the final approval of any Plan of Subdivision or any consent granted, the owner will be required to enter into a development agreement with the City to establish the conditions, which the owner will meet for the development of the property.
4.11.6.5 Phasing
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V o l u m e 2B – Site Specific Policies Orleans Town Centre a) b)
Builders and developers will be encouraged to consider phasing construction in order to provide additional vertical density as demand increases for office, commercial and residential uses over time. Development shall progress in a manner relative to the potential for servicing the Town Centre.
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Former City of Gloucester Official Plan 7.2.1 Commercial Activity Areas (designated Mixed Use Centres in the Ottawa Official Plan)
7.2.1.1 Core Activity Areas (designated Mixed Use Centres in the Ottawa Official Plan) 7.2.1.1.1 Purpose Core Activity Areas function as major community focal points, providing a concentration of well integrated high density mixed-use developments with a variety of compatible commercial, community, recreational and institutional opportunities. Residential uses may be permitted to both animate and promote the use of these focal areas beyond regular business hours. Ideally, Core Activity Areas cater to and accommodate those who like to live and work within the same area. Government facilities, cultural, and entertainment uses, as well as convention centres and hotels, will be encouraged to locate in Core Activity Areas. Core Activity Areas shall be located at transitway stations. Where Core Activity Areas are designated within the Greenbelt, a goal is to accommodate a minimum of 5,000 jobs. Where these areas are designated outside the Greenbelt, Core Activity Areas shall accommodate a minimum of 10,000 jobs. In the portion of the Orléans Town Centre in the former City of Gloucester, employment minimums are reduced by half. 7.2.1.1.2 Objectives Development objectives for Core Activity Areas are: a) b)
c) d) e) f) g)
To provide a principal focus within communities by promoting the establishment of high-density compact, mixed-use development within a central location. To provide the potential to create a minimum of 5,000 employment opportunities where Core Activity Areas are located inside the Greenbelt and 10,000 jobs where they are located outside the Greenbelt. In the portion of the Orléans Town Centre in the former City of Gloucester, employment minimums are reduced by half. To maximize pedestrian, bicycle, public transit and vehicular accessibility from other parts of the community. To maximize pedestrian and bicycle accessibility within Core Activity Areas. To realize the maximum possible benefit from accessibility to a transitway station. To encourage high density residential development within Core Areas provided potential employment levels are not reduced below required minimums. To encourage an appropriate mix of uses by enabling "one-stop shopping" for a variety of goods and services and to thereby reduce the transportation demand.
7.2.1.1.3 Policies a) b)
Core Activity Areas are/will be designated on Ottawa Official Plan Schedule B. Uses permitted within Core Activity Areas shall include a wide range of retail, office, institutional, governmental, recreational, cultural, and entertainment facilities at relatively high densities. High and medium density residential uses may be permitted where required minimum employment targets can continue to be achieved. Limited open space uses may also be permitted.
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d)
e)
Before a Core Activity Area can be designated on Ottawa Official Plan Schedule B, employment targets are to be determined. Targets for employment may be established in excess of the minimum stated in Objective b), if the capacity of transportation and other services is sufficient. The employment targets for designated Core Activity Areas are as follows: i. Orleans Town Centre - portion in the former City of Gloucester (Ottawa Official Plan Schedule B) • north of Highway 17; 3,000 jobs • west of Place D'Orleans Drive (Presault Area); 3,000 jobs • east of Place D'Orleans Drive; 1,500 jobs • south of St. Joseph Blvd; 250 jobs ii. Blair and Ogilvie (Ottawa Official Plan Schedule B) This Core Activity Area has achieved an employment level of approximately 5,000 jobs as of 1995. Up to 10,000 jobs may be permitted in this area, through site plan agreements supported by approved transportation impact and other studies, without amendment to this Plan. If a transportation impact study is required, the study shall consider all relevant modes of transportation, including pedestrian access and circulation. Other specific polices for Blair and Ogilvie are found in v). iii. Cyrville Core The Cyrville Core Activity Area has achieved an employment level of about 1,200 jobs as of 1996. It is the long term intent to provide for 3,400 to 3,800 or more jobs north of the Queensway and a further 1,200 to 1,600 or more jobs south of the Queensway to meet employment requirements of 5,000 jobs in this area at the end of the planning period. This target of development may not be reached for two decades, unless service improvements and economic conditions exceed expectations; therefore, interim uses will be encouraged where they might increase the area visibility and the long term potential for redevelopment for new employment uses. Sanitary sewer servicing limitations may impose conditions on development prior to meeting the employment target of 5,000 jobs. Development approval will be subject to ongoing sewer monitoring. Development within the sewer service limitations may include interim development of lower intensity uses, provided that such uses do not result in land fragmentation or long term commitments to alternative land uses. Potential will be retained to meet the 5,000 employment target for this area through development and redevelopment over the planning period but early development of intensive employment uses would require confirmation of servicing. Such services may require improvements to sewer services. Employment potential shall be approximated on the following basis; i. office/one employee per 25 to 30 m2 of floor area. ii. retail/one employee per 35 to 45 m2 of floor area. Other uses such as institutional, recreational, cultural and entertainment facilities, for the purpose of calculating employment potential, shall be deemed to provide one job for every 25 to 50 m2 of floor area depending upon the nature of the use. Generally, the more land extensive the use, the lower the employee to floor area ratio. When evaluating proposals, the determination of exact employment densities, within the above ranges, shall be based on actual densities achieved in similar situations. To facilitate motor vehicular access, Core Activity Areas must have direct access to an existing or proposed Arterial Road or Provincial Highway which can accommodate the anticipated traffic.
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V o l u m e 2B – Site Specific Policies Orleans Town Centre, Blair and Ogilvie, Cyrville Core f)
g) h)
i) j) k)
l)
m) n)
o) p) q) r) s) t) u)
The designation of a Core Activity Areas will necessitate the preparation of engineering studies, in particular a transportation impact analysis. Engineering studies to determine development feasibility and/or identify required servicing and transportation improvements will be required. Concept plans will be prepared to guide and phase the development of Core Activity Areas in new communities and for the St. Laurent/Cyrville Core Activity Area. Development within Core Activity Areas will be compact with a close interrelationship between uses to provide for ease of pedestrian movement. To this end, high commercial floor space ratios and high residential densities will be encouraged. Convenient pedestrian and bicycle links shall be provided between uses within Core Areas and in particular between the transitway station(s) and surrounding uses. To ensure the safe use of these facilities during both daylight and evening hours, consideration will be given to lighting and design to ensure users are as observable as possible from other points within the area. Specific attention to the design of these facilities will be given to ensure public safety. The City's Police Department may be consulted in this regard. Parking within Core Activity Areas that is not underground shall generally be located at the periphery of these areas in order to reduce walking distances between uses. Accesses to buildings within Core Activity Areas will generally be oriented towards transitway stations to maximize pedestrian accessibility to transit service. The maximum walking distance to a transit station from any building within a Core Activity Area shall not exceed 600 m. In addition, the potential maximum walking distance to non-transitway transit service (bus stops) from any building shall not exceed 400 m. These walking distances should not, as much as possible, require the crossing of major roads. Where such crossings cannot be avoided, pedestrian crossings shall be provided. The use of enclosed pedestrian connections may be also be considered in specific cases. Existing and proposed rights-of-way are intended to accommodate pedestrian and bicycle links as much as possible. Where the road system does not provide a direct or convenient pedestrian link, paved pedestrian paths shall be provided to reduce walking distances. A condition of site plan approval may require owners/developers to provide such links across their property. The densities of non-residential uses will focus on transitway stations, with the highest densities generally located closest to transitway stations. Where residential development is proposed, these uses shall be located either towards the outer periphery of the Core Activity Areas or within specific sectors. In either case, the intent is for these uses to become well integrated and to function as part of the core. Unless at very high densities, residential uses should be further from transit service than employment uses. Core Activity Areas shall be designed to minimize impacts on surrounding uses. Proper development measures such as buffering, lighting and landscaping will be provided in accordance with by-law requirements. Where pedestrian links are required on private property as part of a condition of site plan approval, landscaping and other design features along the links will be encouraged to afford some protection from the weather. Core Activity Areas will only be designated at existing or proposed transitway stations to maximize accessibility. If at a proposed transitway station, an efficient all-day, high-frequency, non-transitway public transit service must be possible. At least one formal Urban Park will be provided within each Core Activity Area to serve the needs of the working public, area residents and to serve as an area for civic functions. The location of the park shall be in accordance with m). Regional, Community and Neighbourhood commercial shopping facilities are permitted within Core Activity Areas subject to the provisions of Ottawa Official Plan 3.6.2 Pedestrian plazas or landscaped seating areas will be encouraged in new commercial developments. Core Activity Areas may include lands required for stormwater management purposes.
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V o l u m e 2B – Site Specific Policies Orleans Town Centre, Blair and Ogilvie, Cyrville Core v)
w)
In addition to the other policies of this Plan, the following are specific policies for the Blair and Ogilvie Core Activity Area: i. There is a transitway station west of Blair Road. There is potential for a second station to serve this Core Activity Area, east of Blair north of the Queensway. The provision of this station will be considered by the City when approving site plan or other development applications. ii. The concept plan for the lands in the vicinity of City Park Drive, which was approved by the former City of Gloucester on October 11, 1994, shows a potential site for retail use southeast of City Park Drive. The proximity of this site to the existing transitway station requires that it provides for pedestrian access from City Park Drive to the existing transitway station. In addition to this retail use, due to close proximity to the transitway station, the density of employment at future stages of redevelopment on this site should be relatively high, compared to other sites in the Core Activity Area. In reviewing site plans for this site the following will be required: • a direct all reason pedestrian link(s) connecting other sites, in and around City Park Drive, through the site towards the transitway station, weather protected to the greatest practical extent but not necessarily enclosed, and; • where appropriate the introduction of Transportation Demand measures, including but not limited to, the reduction of parking requirements. Specific policies for development in the Cyrville Core Activity Area include the following: i. Provisions for 'promenade development along Cyrville Road between Ogilvie Road and Cummings Avenue featuring new office/commercial uses on existing lots; ii. Early construction of LaBelle Street to Cummings Ave. and Ogilvie Road and reconstruction of Cummings Avenue to 4 lanes provide improved access; iii. Improved pedestrian connection from the Cyrville Road Transitway Station to the south side of the Queensway at Cyrville Road, and into the commercial sites to the west and north of the transitway station at the time of site plan approval; iv. Promotion of hospitality industry uses as the focus for development in the Cyrville Core south of Cyrville Road and north of the Queensway through improved access to peripheral residential development and improved management of municipal and private lands in the area; v. Sewer service improvements may be needed to permit immediate development of major employment uses or monitoring is needed to establish that servicing capacity is available. Immediate improvements cannot be supported without committed private development. Pending private submissions for development approval, the City will monitor sewer capacity to establish the actual servicing capacity available to serve new development. vi. Pending confirmation of sewer service capacity, other than along Cyrville promenade, interim development will be permitted to improve the image of the area provided that such development does not result in land fragmentation or long term commitments to low intensity land uses that would limit the long term potential for development of intensive employment uses. vii. It is desired to achieve a "balance of needs" recognising that competing demands for capacity on the Innes Road corridor arise from development both in and outside the Core/Node Areas. To achieve this balance, development is to be phased such that the combined number of jobs in the Cyrville Core Activity Area and commercial lands east of Highway 417 in the area of Innes and Cyriville Roads not exceed 5,000 until the City has committed to the construction of the Innes-Walkley Connection in its five year Capital Works Programme.
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V o l u m e 2B – Site Specific Policies Kanata Town Centre
Former Kanata Official Plan 5.7 Town Centre 5.7.1 Background The Town Centre Community comprises approximately 230 ha of land in the centre of the Urban Area, located on both sides of Provincial Highway 417. It is bounded by four major arterial roads, being: Campeau Drive on the north, March-Eagleson Road on the east, Katimavik Road on the south and First Line Road, north of Highway 417, on the west. When planning for the Town Centre began in the 1970's, this Community was intended to straddle the Queensway. While significant development occurred on the south side, the north side was slow to start due to a variety of factors. It is now acknowledged that most of the more urban form of Town Centre development will occur on the north side with only two connections across the Queensway - the existing pedestrian overpass and the future crossing of Castlefrank Road. The Town Centre policies will apply to the entire Town Centre Community. Various other sections of the City of Ottawa Official Plan will also be applicable to these lands.
5.7.2. Vision Statement The Kanata Town Centre will be an active, vibrant core area containing a diverse mix of urban uses arranged in a form and a scale, which is both human and appropriate to its function. It will be a uniquely identifiable place that caters to residents and attracts visitors and will be a constant source of pride for future generations.
5.7.3. Goals, Objectives and Design Principles Based upon previous studies, community input and a desire to achieve the Vision for the Kanata Town Centre, the following goals, objectives and design principles have been developed. 5.7.3.1 Goal [Amendment 14, September 8, 2004] Create a vibrant, attractive core that meets the needs of a maturing City. Objectives/Design Principles Provide a mix of generally higher density and higher order, residential, commercial, civic, institutional, cultural and employment uses, especially in the Main Street area, which will populate, animate and contribute to an urban experience that complements Kanata’s earlier developments. Provide opportunities and facilities, which respond to the needs of a maturing City with a greater mix of ages, incomes and cultural backgrounds. Ensure that the development form responds to the human scale and encourages interaction by creating an interesting and safe pedestrian environment with features such as weather protection, views and lighting. 5.7.3.2 Goal [Amendment 14, September 8, 2004] Create an enhanced public realm, recognising the permanence of these decisions. Objectives/Design Principles
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Ensure that the locations of streets recognise their permanent contribution to the public realm as the urban skeleton for the built form, the public viewscape, a place for the urban forest and as a conduit for people via their chosen mode of transportation. Reserve key locations that will communicate Civic pride and provide a prominent place for public art and monuments. 5.7.3.3 Goal [Amendment 14, September 8, 2004] Incorporate flexibility and efficiency into the Town Centre Plan in order to respond to future uncertainties. Objectives/Design Principles Ensure that block sizes and orientation are based on a modified grid and are capable of development and eventual redevelopment in the very distant future - a recognition that cities constantly evolve. Ensure that facilities perform a multiplicity of functions wherever possible, for example: • •
storm water ponds may also serve as visual buffers planting areas are visual buffers as well as environmental filters
Capitalise on the Town Centre’s unique opportunity within Kanata for direct access to the future Transitway system. 5.7.3.4 Goal [Amendment 14, September 8, 2004] Integrate natural and built elements in a form that reflects Kanata, the City in the country. Objectives/Design Principles Encourage development that responds sensitively to the topography and other natural features of the site. Preserve a large open space opportunity near Main Street. Create a network of smaller parks which punctuate the major pedestrian route and which provide meeting places and a reminder of our natural heritage. Strive to minimise the disruptive impact of Highway 417 on residential uses. Encourage businesses to take advantage of highly visible areas adjacent to Highway 417. 5.7.3.5 Goal [Amendment 14, September 8, 2004] Develop the appropriate infrastructure to serve the Town Centre. Objectives/Design Principles Plan and build a street network that meets the needs of people first, recognising that these public spaces do more than move private automobiles. Create effective pedestrian linkages between activity centres, keeping walking distances reasonable.
5.7.4. Broad Issues
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V o l u m e 2B – Site Specific Policies Kanata Town Centre This section provides a summary of some of the more significant market and other issues which influence the land use approaches to the Town Centre's ultimate development. It also establishes broad policies to address these issues. 5.7.4.1 Employment Office accommodation was substantially overbuilt during the 1980's and market research suggests that absorption rates will be slow into the mid 1990's. After this time, opportunities to expand in the most highly visible and accessible locations will materialise, with other Town Centre sites developing when the growing momentum makes these locations more lucrative to the market. Based upon a current understanding of market needs, at least 12,500 jobs will be achieved in the Kanata Town Centre, with an ultimate target established in the Ottawa Official Plan Section 3.6.2. The achievement of these targets may be phased over a 20-40 year time frame, as determined by market conditions. 5.7.4.2 Commercial Past development in Kanata has resulted in a range of conveniently located, community-oriented commercial development combined with a retail strip concentrated on Hazeldean Road. Market research suggests that population growth and changing consumer habits present a unique opportunity to complement existing development with phased, regional scale shopping facilities in the ultimate heart of the City. Access to Highway 417, visibility from major roadways and a central location provide the required initial impetus in an increasingly competitive market. Transitway access, proximity to a growing population and to an attractive Main Street will help to support further growth opportunities, which can adapt to market conditions. The policies of this Official Plan and the regulations of the Zoning By-law will carefully guide the various forms that Kanata's commercial development will take, helping to ensure that market opportunities contribute to a built form that will ultimately enhance the Town Centre. 5.7.4.3 Residential As the City grows and matures, demographic indicators suggest the need for residential development, which caters to smaller household size, lower incomes, and households which are less dependent on the private automobile. This will include various forms of affordable and socially assisted housing. Market research suggests that about 3,000 dwelling units are supportable in the Town Centre. A range of 2,600 to 3,650 dwellings is provided for. These figures will be reassessed from time to time, as required. An approximate breakdown will be: Low South of Highway 417 Main Street and Central
High
800
1050
1000
1500
800
1100
Business District (north of Highway 417) Town Centre Residential Area (North of Highway 417) TOTAL
2600
3650
A range of housing types and sizes will be provided in the Town Centre having regard to the housing targets for the former City of Kanata in order to accommodate the full spectrum of the evolving Community's residential needs.
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5.7.5. Land Use Designations 5.7.5.1 Main Street The Main Street designation applies to those lands extending north from the easterly end of the Kanata Regional Shopping Centre to Campeau Drive, including a Civic Square at the north end on high ground, which will ultimately form the major focus in the heart of the Town Centre. Its location has been selected on the basis of market factors related to timing and size, environmental factors such as natural features, micro-climate and views as well as proximity to transit, shopping, major streets and City owned land. Market studies indicate that the proposed length of this designation is appropriate for a community with an eventual population of 100,000, given Kanata's regional context, development form, competing facilities and related factors. Approximately 4,600 m² of retail GLA has been provided for. The permitted retail uses will generally be limited to the ground floor and result in almost continuous commercial storefronts along Main Street's entire length. The Main Street designation will contain the most prestigious and intensively mixed use development in Kanata, combining ground floor retail and service commercial, government, cultural and entertainment uses with upper floor employment and residential uses in order to ensure day and evening vitality in the Town Centre. Residential development will be encouraged in order to help ensure this vitality. Commercial uses encouraged will include speciality shops supplying products such as bakery goods, fruit and vegetables, meat, fish, clothing, cafÊs, and other uses intended to serve the needs of the local population and complement the general retail uses provided in the Regional Shopping Centre. A very high degree of attention will be devoted to the achievement of a quality built form. Design Guidelines will be more detailed than for other parts of the Town Centre to help ensure that Main Street is ultimately the show piece of the Community which continuously attracts residents and visitors. An opportunity for independent commercial ownership will be encouraged in order to help foster a synergistic mix of uses and activities. Off-street parking will be confined to land located behind the buildings abutting Main Street and/or will be contained within structures designed to appear like buildings if visible from the street and, preferably, incorporating ground floor retail uses. A safe and convenient pedestrian connection to the Town Centre Open Space areas will be completed. The Civic Square lands are owned by the City and will ultimately be developed for civic uses, which serve the entire City. These may include a library, theatre, City Hall or similar uses. The high profile site to the southerly point of the triangle will be retained for development as a monument site, which will be highly visible from anywhere on Main Street. Although most of Main Street cannot be developed until sanitary sewers have been extended westerly from the east end of the Town Centre, an early opportunity to service the Civic Square property from neighbouring property across Campeau Drive may permit the advancement of development in this key location. In addition to these policies, the relevant parts of Section 5.7.5.2, Central Business District below, will also apply to Main Street. 5.7.5.2 Central Business District The Central Business District designation applies to land in the central part of the Town Centre. This land has the marketing asset of good Queensway exposure and eventually, high accessibility. It is the intent of Official Plan Consolidation for the City of Ottawa
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V o l u m e 2B – Site Specific Policies Kanata Town Centre this designation that these lands become an urban place that provides the primary employment, civic and cultural focus for Kanata, complemented by higher density residential uses. Together with lands in the Main Street Designation and part of the Kanata Regional Shopping Centre designation, this area generally corresponds to the Town Centre designation in the Ottawa Official Plan. The lands designated Central Business District are conveniently located adjacent to the central and west rapid-transit stations providing access to pedestrians and cyclists, as well as motorised vehicles. Wherever feasible, Central Business District lands and rapid-transit stations will be interconnected with a continuous weather-protected walkway system. Permitted Uses Office uses, light manufacturing such as high tech businesses which operate in office type buildings, other employment uses typical of Central Business Districts, hotels and commercial uses which serve the business community will be located within the Central Business District lands. Higher density residential development (generally 65 - 100 units per net hectare and higher) or medium density (50-65 units per net hectare) if included in a mixed use development, will be required in order to enhance the vitality of this designation and the Main Street designation. That portion of the CBD which abuts Campeau Drive will be predominantly residential and be developed in a form which does not overshadow residential development in the Kanata Lakes Community. Mixed use developments within a single building and within groups of buildings will be encouraged. Commercial and business uses serving the needs of the employees and residents will be permitted on the ground floor of office and residential buildings. On-street parking in this area shall be encouraged. Development adjacent to a significant stand of White Pines in an area less than one hectare on the south side of Castlefrank Road will be designed to preserve this feature as much as possible. Densities Development must be designed to meet the employment and residential targets of this Official Plan or be designed to be easily intensified in a manner which can realistically meet those targets. Eventually a floor space index (FSI) of at least 1.5 will be achieved. Building heights should vary and will generally be limited to 10 storeys for residential use and to 8 storeys for non-residential uses. Buildings will be oriented to the streets with small but variable setbacks in order to create visual interest along the street. Phasing It is expected that residential developments within the Central Business District may occur sooner than office and commercial developments and this is permitted provided the capacity to achieve the 10,000 job target is retained. This may result in much of this land remaining vacant for long periods of time, or in construction disruptions as intensification of development or redevelopment occurs. Initial stages of development may result in extensive surface parking and shared parking arrangements. It is intended that such surface parking would eventually be accommodated in parking structures. A key requirement will be the siting of early phases of development in a manner which facilitates the later redevelopment needed to achieve ultimate densities without the removal of the initial buildings. 5.7.5.3 Kanata Regional Shopping Centre The land designated as Kanata Regional Shopping Centre is located between Highway 417, Terry Fox Drive, Campeau Drive and Castlefrank Road. This land area is adjacent to the Main Street and Central Business District designations, and portions of these lands were previously included in those designations. The entire area now designated as Kanata Regional Shopping Centre is further categorised as sub-categories RSC-1, RSC-2 and RSC-3, as shown on Schedule B-1 of this Plan and detailed below. Official Plan Consolidation for the City of Ottawa
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Collectively, the lands designated as Kanata Regional Shopping Centre are intended to accommodate a full range of commercial and other Town Centre activities which will include the largest concentration of highest-order retail and service commercial uses in the City. This planning intent reflects not only the inherent development opportunities and locational advantages of these lands, but also the importance of encouraging development in this prominent location at the centre of Kanata with uses that will serve the City's residents and those from the broader surrounding area. Development of the Kanata Regional Shopping Centre will support and encourage the development of other desired uses and areas within the balance of the Town Centre, particularly the nearby area designated as "Main Street"." a)
b)
Urban Design Principles The urban design of the Kanata Regional Shopping Centre lands should be based on the following general principles: 1. All parts of the Kanata Regional Shopping Centre should be designed to enable integration and connectivity between the various components of the Kanata Regional Shopping Centre and with adjacent components of the Kanata Town Centre. Priority should be given to linkages with Main Street, the Central Business District, the Rapid Transit Station and the existing development in the area known as Kanata Centrum. 2. There should be clarity in the direction and identity of the southerly extension of Main Street. This also applies to the portion of the proposed pedestrian way, called the City Walk, that connects from the AMC theatre to the Centrum area and between the open area in front of the AMC theatre and the future office areas fronting on Kanata Avenue. 3. Generally, the required shopping centre and its pedestrian ways and pedestrian-vehicular ways should provide open spaces and places at strategic locations where people can gather and interact. 4. The design and construction of developments located in the RSC-2 designation east of Earl Grey Drive should enable all or part of these developments to be built, converted or re-built as enclosed structures providing indoor climate-controlled pedestrian ways or, in the case of pedestrian-vehicular ways, as structures providing weather-protected pedestrian facilities. Developments may have multiple levels of retail areas and deck parking. It is desirable to have such developments physically integrated with the existing theatre and with future office buildings. 5. The type and location of developments should facilitate a high level of convenient access to the future rapid-transit station. For example, this could be achieved by locating office uses or other landmark buildings in close proximity to the future station and by providing a convenient and safe environment for transit passengers to access the station from those buildings close to the future station. 6. The urban design of the entire area should provide for the incorporation of strong visual elements that provide landmarks and entry points. Some examples are office or residential buildings located adjacent to the rapid-transit station, the intersection of Main Street and Castlefrank Road, and the entry to the City Walk area from Earl Grey Drive. 7. The urban design of the developments, including the Transitway structures, should be integrated, and should incorporate elements that reflect Kanata's design themes such as the Canadian Shield. 8. Convenience and safety should be top priorities in the design and lay-out of the regional shopping centre and related areas, including lighting, security features and accessibility. 9. Phasing of development in the Kanata Regional Shopping Centre will be undertaken in a logical and orderly manner, Land Use Designations & Planned Function 1. The area designated as Kanata Regional Shopping Centre includes a portion of those areas that were previously designated Central Business District (CBD) and Main Street (MS), as well as Regional Shopping Centre. The Kanata Regional Shopping Centre (KRSC) designation is composed of a number of sub-categories that reflect different functions within the overall framework, namely RSC-1, RSC-2 and RSC-3. These sub-categories are shown on Schedule B-1 of this Plan. 2. The planned function of the Kanata Regional Shopping Centre is to provide Major Urban Facilities as defined in Ottawa Official Plan Section 3.6.8, as well as a broad range of services and other central-
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c)
d)
place activities, high density employment and some high density residential development in conjunction with the Central Business District and Main Street designations. 3. Accordingly, the Kanata Regional Shopping Centre will include Kanata's largest and most complete concentration of retail and service commercial uses of all types. In concert with the development and use of other Town Centre designations, the Kanata Regional Shopping Centre designation will contribute to the evolution and development of the Town Centre as Kanata's downtown and as a significant regional activity and employment centre in Ottawa. The lands designated Kanata Regional Shopping Centre will provide the major shopping, entertainment and service commercial functions within the Town Centre and within the City. By the phased development and intensification of these functions, the lands designated Kanata Regional Shopping Centre will assist in making Kanata and its Town Centre increasingly self-sufficient in meeting the varying needs of its residents for the full range of goods and services, and an increasingly significant location for the surrounding regional population to do business. 4. The Kanata Regional Shopping Centre designation, should accommodate a Major Shopping Centre as defined in Ottawa Official Plan, Section 3.6.8 as a development having a minimum of 35,000 square metres gross leasable area (GLA) for retail and service uses. Total development may eventually be approximately 125,000 square metres GLA. As provided in the RSC-2 policies below, it is the aim of this Plan that the major shopping centre should be significantly larger than the minimum set out in the Ottawa Official Plan. Permitted Uses Permitted uses include a full range of retail stores and restaurants, clinics, services, places of entertainment, recreational establishments, hotel, convention centre and institutional uses. High-density office and residential uses are also permitted, primarily along Castlefrank Road and in the vicinity of the rapid-transit station. Specific policies for the development and use of the RSC-1, RSC-2 and RSC-3 designations are set out in the following sections. RSC-1 Policies Location and Existing Development: This designation applies to the existing development north-west of Earl Grey Drive and to some additional future development located adjacent to Roland Michener Drive. This area has developed partly as community commercial and partly as a cluster of large, independent stores which cater primarily to customers arriving by automobile and have large surface parking areas located near the entrances of the individual buildings and businesses.
e)
Future Development: This development pattern may continue and consolidation and enclosure of buildings and structures in the long term may also occur. All types of retail uses as generally permitted in the Kanata Regional Shopping Centre are permitted in this area. 1. The implementing zoning by-law may establish a limit on the total amount of retail and service uses within the RSC-1 designation, in order to encourage development of the regional-scale retail facilities envisioned for the RSC-2 lands. In the first instance, the amount of retail uses and services permitted in the by-law for the RSC-1 lands shall be not more than approximately 41,000 square metres GLA. This amount represents all existing development, contemplated development and a modest expansion allowance. The by-law may be subsequently amended in this respect, without amendment to this Plan, in order to accommodate additional development related to the consolidation and enclosure of buildings and structures as provided above. RSC-2 Policies Location and Existing Development: 1. This designation applies to the area located south-east of Earl Grey Drive, excluding the area fronting on Kanata Avenue and the existing hotel development. This area accommodates the existing cinema complex, and vacant lands which are planned for additional retail and service businesses, as well as
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V o l u m e 2B – Site Specific Policies Kanata Town Centre future transit facilities. This area is intended to accommodate the greatest concentration of higher-order retail and service commercial activities in the Kanata Regional Shopping Centre, the future rapid-transit station, the park and ride area, and limited office and residential development. The form of this development is intended to be strongly pedestrian-oriented and transit-friendly, to provide a range of uses of different sizes, and to be developed in an orderly phased manner, all in accordance with the following policies addressing Pedestrian-transit orientation, Unit size mix, and Phasing. Council encourages the future climate-controlled enclosure of the development where it is oriented to pedestrian ways and partial enclosure or weather protection where it is oriented to pedestrian-vehicular ways, and this Plan requires that development be carried out in a manner which provides the capability to undertake such partial or full enclosure in the future. 3. Retail and service development of at least 35,000 square metres GLA shall be developed in phases on the RSC-2 lands. The development shall provide for and maintain the additional capability to develop to the level of at least 50,000 square metres GLA of retail and service uses, including the cinema complex. This level of development may involve multi-level retail and service commercial buildings and deck parking. The form of the development should be convenient for and primarily oriented to pedestrians, and should be designed and constructed in a manner that has the ability to be partially or fully enclosed. Free standing buildings containing retail uses such as those located in the RSC-1 area are not permitted in this area, but this direction is not intended to preclude single-use buildings which are located and designed in accordance with the following: a) one or more faces of the building is oriented to a pedestrian way or pedestrian-vehicular way, and all public pedestrian entrances are located on such face(s), b) the building is designed to minimise the affect of blank wall space facing abutting pedestrian ways or pedestrian-vehicular ways, by architectural treatment, including the use of window areas for visibility into the building or for display purpose, by the location, number and spacing of public pedestrian entrances into the building, and by other design techniques, and c) the separation between the face of a building adjacent to the pedestrian way or pedestrianvehicular way and the face of an adjacent building on the same side of the pedestrian way or pedestrian-vehicular way shall be not more than 8.5 metres. Pedestrian-Transit Orientation: 4. It is intended that retail and service development in this area will be oriented to and located along a comprehensive network of pedestrian ways and pedestrian-vehicular ways, including a major pedestrian way referred to as "City Walk" generally connecting in an east-west direction from Earl Grey Drive, to the front of the cinema complex and then east to connect with a pedestrian-vehicular way forming a southerly extension of Main Street from Kanata Avenue. There may be branches of City Walk extending in a north-south direction towards Kanata Avenue, or extending towards the future rapid-transit station. Minor pedestrian access routes will provide for access to parking facilities serving the City Walk development. The City Walk concept may, as an optional approach, be extended east of the pedestrian-vehicular way which extends in a southerly direction from the intersection of Main Street and Kanata Avenue, or the area may be developed with common pedestrian-vehicular ways. The general conceptual arrangement of these elements is illustrated on Figure 10 of the "Kanata Regional Shopping Centre Master Concept Plan, 1999", which is an Appendix to this Plan. 5. For the purposes of this Plan, City Walk is defined as a common pedestrian way that may be indoor or outdoor, with retail and service uses located on both sides. City Walk will function as an urban pedestrian way and provide settings for people to gather and interact. The width of the City Walk will be sufficient to enable comfortable pedestrian movement and year-round maintenance. It will also be designed and constructed to enable partial or full enclosure in the future. 6. For developments adjacent to City Walk, all public entrances to each building or use shall be from City Walk. For developments adjacent to the common pedestrian-vehicular way, which extends in a southerly direction from the proposed intersection of Kanata Avenue and Main Street or other common pedestrian-vehicular ways or common pedestrian ways, all public entrances to each building 2.
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7.
8.
9. 10.
11.
12.
or use shall be from the common pedestrian-vehicular way or common pedestrian way, as the case may be. The maximum width of a pedestrian-vehicular way shall approximate that of a public streetscape with minimal building setbacks. However, in order that City Walk and the developments adjacent to it provide and maintain an urban sense of place and a pedestrian-friendly environment, as well as the capability to be partially or fully enclosed in future, City Walk shall be narrower than such pedestrianvehicular ways, with a maximum width set out in the implementing zoning by-law of not more than 18 metres, except for activity areas or focal points, such as forecourts associated with the cinema complex and the future rapid-transit station, or at a junction with other pedestrian ways or pedestrianvehicular ways. In addition, the implementing zoning by-law shall establish maximum widths of breaks between buildings for minor pedestrian access routes, which connect City Walk with related parking facilities. The number and spacing of such minor pedestrian access routes will be controlled through the site plan approval process in a manner, which maintains the pedestrian-orientation of the development while providing reasonable pedestrian circulation patterns. The Transitway, the station and the park and ride facility will be developed in phases on lands adjacent to Highway 417. It is envisioned that a grade separated station structure will be developed and the location of buildings, roads and parking areas on privately owned lands should not impede this potential structure. Pedestrian linkage to City Walk from the rapid-transit station or transit-loading platform shall be provided with the opening of a weather-protected first phase of the transit passenger facility to be located on the south side of the Regional Shopping Centre. Initially, this shall consist of an all-season, weather-protected pedestrian link that need not be climate-controlled, distinct from any roadway or parking lot. As the transit passenger facilities are improved, coincidental with the development of the Transitway and/or buildings at this location, the pedestrian linkage to City Walk shall be climate-controlled and grade-separated from vehicular traffic. In addition, development of the Transitway lands and air rights for uses permitted within the RSC-2 area is permitted, subject to agreements regarding air rights and the adequacy of infrastructure and the traffic system in the surrounding area. Development of the Transitway lands is not intended to be restricted by the policies otherwise applicable to the RSC-2 area. Unit Size Mix: One of the specific objectives for the RSC-2 area is to protect and provide for the opportunity to locate higher-order retail uses, such as fashion stores, in this area. To ensure the RSC-2 development provides a range of unit sizes to accommodate both small and large uses, the zoning by-law shall incorporate provisions which prohibit large retail warehouse uses, and which limit the maximum floor area permitted to be occupied by an individual retail or service use, 2 other than a department store or cinema complex, to not more than 5,000 m GLA. The zoning by-law shall also regulate the unit size mix of retail and service uses by requiring that the maximum proportion of the floor area of such uses which is permitted to consist of units of 2,000 m2 GLA or more is not more than 50%, and the minimum proportion of the floor area which is required to consist of units of 500 m2 GLA or less is 25%. The floor areas of any cinema complex or department store shall be excluded from these regulations. These regulations shall not apply in the case of retail and service units located in a fully enclosed shopping centre. The provisions of paragraph 10) above may be reconsidered in order to update the desired unit mix in relation to the evolution of the shopping centre over time, to respond to the needs and preferences of Kanata residents, or to adjust the numerical provisions if these provisions are having an unintended result such as the inhibition or delay of appropriate development and use of the RSC-2 area. Phasing: The development of the RSC-2 area shall proceed in a logical and orderly manner, and may involve a number of phases. The first phase of development shall include the portion of City Walk extending from the western extent of the RSC-2 area to the cinema complex and the buildings in front of and to the east of the cinema complex, which will create a forecourt in front of the cinema complex. Applications for site plan approval for development in the RSC-2 area shall incorporate appropriate additional phases of the development. The determination of an appropriate phase for site plan
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13.
14.
15. 16.
17. 18.
19.
20. 21.
22. 23.
24.
approval shall be based on the principles set out in the following paragraphs, and the site plan approval process shall be undertaken in accordance with the Implementation provisions for the RSC2 area set out below. Each phase shall be sufficiently large to encompass a logical portion of the overall development and the associated City Walk and/or other pedestrian facilities or pedestrian/vehicular facilities and infrastructure to serve that phase. Additional sections of pedestrian ways and pedestrian-vehicular ways shall be included in that phase where it is necessary to complete logical connections between elements of the Kanata Regional Shopping Centre, such as Main Street, the existing RSC-1 development, the cinema complex and the hotel within the RSC-3 area. It is Council's intent to ensure an orderly pattern of development during the building of parts of the City Walk, and a one-sided strip commercial plaza is not permitted. City Walk development shall be phased so that the development of buildings on both sides of that section of City walk is undertaken in the same phase. Each phase of City Walk shall be designed and constructed to ensure that provision is made to enable climate-controlled partial or full enclosure in the future. In determining the appropriateness of a phase of the development, regard shall be had for the functional relationship and contiguity of the proposed phase with approved preceding phases and with existing development, and the completion of logical connections between elements of the Kanata Regional Shopping Centre as described in paragraph 13) above. Each phase shall include provision of convenient and safe pedestrian connections to transit facilities as are available at the time of development, consistent with Clause 8 above. Parking facilities will be provided for each phase and such requirements shall be reduced in recognition of future improvements in transit service and accessibility such as the development of a bus station or terminal and the future rapid-transit station, and in pace with the development of such facilities. Office & Residential Uses: The RSC-2 designation shall also permit high density office and/or residential uses, provided that they are in buildings that are located adjacent to or within 200 metres of the future rapid-transit station. These buildings should be attractively designed and act as landmarks at the foot of the pedestrianvehicular way which extends in a southerly direction from the intersection of Main Street and Kanata Avenue and along Highway 417. Parking requirements shall be significantly reduced for these buildings and the provided parking may be located in the common parking areas when the rapidtransit station is available. Implementation: Phasing requirements, as set out in the preceding provisions, shall be implemented in the zoning bylaw and through the site plan approval process. Site plans shall incorporate and provide for development of City Walk, a pedestrian-vehicular way forming an extension of Main Street, the future rapid-transit station and other elements described in the RSC-2 policies above, as related to that phase of the development and the creation of logical connections. The general conceptual arrangement of these elements is illustrated on Figure 10 of the "Kanata Regional Shopping Centre Master Concept Plan, 1999". Each site plan application for a new phase shall demonstrate the ability to accommodate these major elements of the RSC-2 area. Council discourages private agreements, which have the effect of conflicting with the future planning, and development of the area as indicated in this Plan. The implementing zoning by-law shall regulate the orderly phasing of development by requiring that commencement of a new phase not occur prior to substantial completion of buildings in the preceding phase and completion of that section of City Walk or common pedestrian-vehicular way related to the preceding phase, and by defining substantial completion of buildings. The development in the RSC-2 area shall comply with the zoning by-law regulations established pursuant to the unit size mix requirements provided for under subsections 5.7.5.3(e)(9) to (11) of this Plan. In determining the compliance of a proposed phase of development, the aggregate of:
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V o l u m e 2B – Site Specific Policies Kanata Town Centre i. ii. iii. f)
existing buildings, buildings which are in an approved site plan for a preceding phase and have been substantially completed, and development in the proposed phase, must comply with the unit size mix requirements.
RSC-3 Development Policies Location and Existing Development: 1. This designation applies to the area located along the south side of Kanata Avenue, south-east of Earl Grey Drive. Except for the hotel development near Highway 417, this area is vacant. Future Development: 2. This designation is intended to be a high density office employment area with the potential for high density residential uses and a limited amount of retail and service uses on the ground-floor level of an office or residential structure. The retail and service uses shall be oriented to, and the main entry for each use shall be from, Kanata Avenue, the common pedestrian-vehicular way which extends in a southerly direction from the proposed intersection of Main Street and Kanata Avenue, Earl Grey Drive or Lord Byng Way, or by means of a lobby which has its entry from one of these streets. 3. This area is intended as a transitional area from the Central Business District and the Main Street area on the north side of Castlefrank Road to the RSC-2 area to the south. It is intended that this designation shall contribute to achieving the level of employment development that is contemplated for the Kanata Town Centre in this Official Plan. 4. A major shopping centre entry structure and pedestrian way connecting the retail development in the RSC-2 area and Kanata Avenue is permitted to be integrated with the larger office or residential developments fronting on Kanata Avenue. Retail and service uses are permitted along that entry provided that they are at the same level or levels as the entry structure. 5. In order to relate the retail and service uses to the primary office and residential uses intended for the RSC-3 lands, and achieve a transition from the CBD lands to the RSC-2 lands, the implementing zoning by-law shall establish a maximum unit size for all retail and service uses in the RSC-3 designation, except for retail and service uses which are related to and operated by the primary occupants of the office building in which they are located. Free standing buildings containing retail and service uses such as those located in the RSC-1 area are not permitted in this area. 6. Surface parking for some initial development in the area designated RSC-2 is permitted, provided such parking does not prevent the long term use of this area. The primary vehicle entry to parking areas located north of the City Walk retail areas will be provided by an internal driveway connecting to Earl Grey Drive and/or the pedestrian-vehicular way which extends in a southerly direction from the intersection of Main Street and Kanata Avenue.
5.7.5.4 Town Centre Residential The Town Centre Residential designation applies to land in the north east, south east and south west portions of the Town Centre Community. The south west area has developed with a limited range of low to medium density residential uses in a form similar to many other communities in Kanata. Few additional development opportunities are available. Nevertheless, for lands not yet built on, the development approaches described in the relevant policies herein will be encouraged where possible and required where appropriate. The southeast area is bounded by Katimavik Road, Hearst Way and Whitney Drive and includes a potential storm water management pond. Development will be medium density and will accommodate 200 to 250 units. Development, which abuts Katimavik Road or Hearst Way, will be designed to be oriented to these roads without the need for noise barriers. The north east area has a unique location within the former City of Kanata due to its close proximity to proposed rapid-transit stations, future employment opportunities and the Main Street area to the west, all Official Plan Consolidation for the City of Ottawa
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V o l u m e 2B – Site Specific Policies Kanata Town Centre of which will eventually provide very significant attractions. While residential buildings will precede these attractions, it is intended that the area be developed from the outset with a highly urban form to acknowledge its proximity to the Central Business District. In keeping with the desire to create an attractive urban form for residential development, streetscapes will not be dominated by garages and carports. Appropriate regulations will be included in the Zoning By-law to ensure this desire is achieved. The housing mix will consist of medium density types (rows, stacked townhouse units, apartments, etc.), with a very limited amount of small lot singles, provided they are integrated with the medium density development. Except for limited high-rise apartment development in the 8 to 10 storey range, building heights will generally not exceed 3 to 4 storeys. The intermixing of building types and densities is required throughout the designation. A total in the range of 800 to 1100 dwelling units will ultimately be accommodated in the Town Centre Residential designation, north of Highway 417. Due to servicing requirements, development will occur generally from east to west. Where market factors result in certain unit types proceeding earlier, appropriate spaces will be left to achieve the required mix. In order to help ensure a well-rounded and convenient residential area, institutional and other uses, which enhance and support the primary uses will be encouraged. The earliest developments in the Town Centre Residential designation will set the tone for all future development. It is therefore essential that the design principles be carefully addressed from the outset. The municipality will work with the development community to help ensure the design and marketing success of the earliest projects. Neighbourhood shopping facilities totalling up to about 500 m² of gross leasable floor area may be permitted north of Highway 417 within this designation subject to the following criteria: • • • • • •
they are primarily intended to serve the future residents of the north-eastern Town Centre residential area; location(s) selected will not contribute to significant traffic congestion; they will not directly abut Campeau Drive; buildings will directly abut other Town Centre streets in order to be consistent with other policies requiring development to be oriented to streets. development shall be encouraged to be in mixed use buildings, integrating innovative architectural forms for joint residential/commercial, residential/business and business/commercial developments."
The Zoning By-law will regulate the permitted uses, store sizes and other factors to help ensure that these facilities do not directly compete with commercial uses on Main Street or in other Communities. The parks and open space network will ensure a convenient linkage between points of special interest such as rock outcrops, significant treed areas or other natural features and be oriented along the eastwest pedestrian corridor near the centre of the designation. Pedestrian and cycling links with surrounding features and destinations such as the Mlacak Community Centre, Earl of March High School, shopping, employment and transit services will be provided. 5.7.5.5 Low Density Employment Area
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V o l u m e 2B – Site Specific Policies Kanata Town Centre The Low Density Employment Area designation applies to an area located in the south-east part of the Town Centre near the interchange of Highway 417 and Eagleson Road and to an area to the north-west of the interchange of Highway 417 and Terry Fox Drive. South-East Area In the Low Density Employment Area located in the south-east area of the Town Centre, existing development consists of light industrial buildings and a motel. It is intended that future development will consist of low-rise buildings containing office and light industrial or retail uses. Retail uses north of Hearst Way will be limited as follows: • • •
2 total retail GLA will not exceed 10,000 m ; building sizes will be in the range of 2,800 m2 to 4,700 m2 ; any building shall be limited to two tenants.
Opportunities to intensify development over time will be encouraged but total retail GLA within the designation will be limited to 10,000 m2. North-West Area In the Low Density Employment Area located north and west of the interchange of Highway 417 and Terry Fox Drive the permitted uses shall include the following: 1. 2. 3. 4. 5. 6. 7. 8.
Restricted Industrial uses subject to the policies of this Plan, including office uses; Automotive Commercial Uses, subject to the policies of this Plan; Large Retail Warehouse, subject to the policies of Section 6.9.4 following; Retail Warehouse, subject to the policies of Section 6.9.4 following; Business Park Retail Outlet; Planned Retail Centre, subject to the policies of Section 6.9.4 following; Accessory Commercial Development; Home Renovation Centre.
The standards established for certain uses, such as retail warehouse type uses, shall be guided by the applicable policies and definitions of this Plan. The zoning by-law shall set out specific regulations on uses, performance standards and restrictions. “Special Policy Areas” Special Policy Area 1 – LDE-1 – reserved for future use Special Policy Area –2 - LDE-2 [Amendment 83, February 24, 2010] In the Low Density Employment Area – Special Policy Area 2, the permitted uses shall include the following: [Amendment 66, September 10, 2008] i. All of the uses permitted in the Low Density Employment Area located north and west of the interchange of Highway 417 and Terry Fox Drive; ii. Retail Store [Amendment 56, August 29, 2007] Special Policy Area –3 - LDE- 3 [Amendment 83, February 24, 2010] Lands designated Low Density Employment Area – Special Policy Area 3 (LDE-3) shall be developed in conformity with the following policies: [Amendment 66, September 10, 2008]
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V o l u m e 2B – Site Specific Policies Kanata Town Centre 1. Permits the same uses as in the Low Density Employment Area located north and west of the interchange of Highway 417 and Terry Fox Drive, and also allows the additional use of a Retail Store. [Amendment 49, February 14, 2007] Special Policy Area –4 - LDE- 4– In the Low Density Employment Area- Special Policy Area 4 (LDE-4), the permitted uses shall include the following: i. All of the uses permitted in the Low Density Employment Area located in the South-East Area; and ii. A hotel. [Amendment 74, ordered by OMB File No. PL081338 issued on April 16, 2009]] Special Policy Area –5 - LDE-5- [Deleted as Per Amendment #80 January 13, 2010] 5.7.5.6 Town Centre Open Space The major Town Centre Open Space designation applies to an 8 ha site located between Campeau Drive and Kanata Avenue in the north-west part of the Town Centre Community. Effective linkages to surrounding land uses, especially to Main Street, will be assured through the development approval process. The City owns 2 ha surrounding the existing knoll and pond and has a right of first refusal on the remaining 6 ha. The City intends to acquire the whole site and to use it as an urban park. If the additional land is not acquired by the City, or portions of the site are declared surplus after careful analysis, it will be considered as Central Business District and the policies related to that designation will apply without the need for an amendment to this Official Plan. A dual designation applies to this 6 ha site. Prior to the approval of development applications for lands abutting this designation, an environmental impact study will be undertaken to identify the significance of the site's natural features, the potential impacts of the proposed development on those features and appropriate measures to minimise those impacts, having regard to the other relevant policies of this Official Plan. Other lands designated Open Space are subject to the policies of Section 6.2 of this Official Plan. Their exact locations will be determined at the Subdivision approval stage and may be adjusted without amendment to the Official Plan provided the intent of the Plan is maintained. 5.7.5.7 Neighbourhood Service The Neighbourhood Service designation is intended to accommodate a mixed-use node at the eastern rapid-transit station in order to serve the community, encourage more efficient use of transit and create a significant entrance feature visible from both Campeau Drive and Highway 417. The eastern rapid-transit station will be integrated directly into this designation and be placed generally north of the proposed storm water management pond. Pedestrian and cycling facilities will be designed to encourage residents to use these modes of transportation between their homes and the Transitway. Permitted Uses Community service uses, offices, or similar employment opportunities and ancillary retail uses not exceeding 1,500 m² of GLA will be developed in a mixed use form which combines residential/business or commercial/ business in an integrated form. 5.7.5.8 Mixed-Use Centre a)
Mixed-Use Centre at 143 Didsbury Road
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V o l u m e 2B – Site Specific Policies Kanata Town Centre 1. 2.
3.
The permitted uses shall include all of the uses permitted in Section 3.6.2, Mixed-Use Centre, in the Official Plan for the City of Ottawa (Volume 1). Development within the Mixed-Use Centre designation is required to contribute towards achieving a target of 12500 jobs in the Kanata Town Centre. Therefore, residential uses are only permitted when included in a mixed-use development that contains a minimum gross floor area of 2000 square metres of non-residential uses. The implementing Zoning By-law for the area designated as “Mixed-Use Centre” on Schedule B1- Kanata Town Centre shall contain holding designation provisions as follows: a) Where an “h1” holding designation is in place, retail store and retail food store uses are prohibited until the following conditions have been fulfilled and the holding designation is removed. (i) a transportation impact assessment has been submitted and approved that identifies the roadway/intersection modifications required to support the development of a maximum of 4999 square metres of retail store and/or retail food store uses; and (ii) if the approved transportation impact assessment identifies that the Terry Fox Drive/Earl Grey Drive underpass or the widening of Terry Fox Drive from four to six lanes between Campeau Drive and Palladium Drive are required to support the proposed development, the General Manager, Planning and Growth Management, must be satisfied that the construction of the underpass or road widening will be completed prior to occupancy of the development. 2 b) Where an “h ” holding designation is in place, the maximum building height is 13.5 metres for a building containing a hotel use until the following conditions have been fulfilled and the holding designation is removed: (i) a transportation impact assessment has been submitted and approved that identifies the roadway/intersection modifications required to support the development of a building that has a building height greater than 13.5 metres and contains a hotel use; and (ii) if the approved transportation impact assessment identifies that the Terry Fox Drive/Earl Grey Drive underpass or the widening of Terry Fox Drive from four to six lanes from Campeau Drive and Palladium Drive are required to support the proposed development, the General Manager, Planning and Growth Management, must be satisfied with the construction of the underpass or road widening will be completed prior to occupancy of the development. 3 c) Where an “h ” holding designation is in place, the maximum building height is 13.35 metres for a building containing an office use, or any other non-residential use except a hotel use, until the following conditions have been fulfilled and the holding designation is removed: (i) a transportation impact assessment has been submitted and approved that identifies the roadway/intersection modifications required to support the development of a building that has a building height greater than 13.5 metres and contains an office use or any other non-residential use except a hotel use; and (ii) if the approved transportation impact assessment identifies that the Terry Fox Drive/Earl Grey Drive underpass or the widening of Terry Fox Drive from four to six lanes between Campeau Drive and Palladium Drive are required to support the proposed development, the General Manager, Planning and Growth Management, must be satisfied that the construction of the underpass or road widening will be completed prior to occupancy of the development. 4 d) Where an “h ” holding designation is in place, all residential uses are prohibited until the following conditions have been fulfilled and the holding designation is removed:
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V o l u m e 2B – Site Specific Policies Kanata Town Centre (i)
(ii)
a transportation impact assessment has been submitted and approved that identifies the roadway/intersection modifications required to support the development of all of the proposed residential and non-residential uses; and if the approved transportation impact assessment identifies that the Terry Fox Drive/Earl Grey Drive underpass or the widening of Terry Fox Drive from four to six lanes between Campeau Drive and Palladium Drive are required to support the proposed development, the General Manager, Planning and Growth Management, must be satisfied that the construction of the underpass or road widening will be completed prior to occupancy of the development. [Amendment #80 January 13, 2010]
5.7.6. Other Issues 5.7.6.1 Area of Natural and Scientific Interest The exposed sedimentary rock formation located in the Queensway corridor immediately east of Terry Fox Drive is an earth science feature which the Ministry of Natural Resources has identified as having significance in the area. The City encourages those agencies with responsibilities for programs, which may affect this feature, primarily the Ontario Ministry of Transportation, to work with the Ministry of Natural Resources to preserve it. 5.7.6.2 Storm Water The former City of Kanata commissioned a Storm Water Master Drainage Study of the Watts Creek tributary that traverses lands in the Town Centre north of provincial Highway 417. The study recommends two storm water treatment ponds in the conceptual locations shown on Schedule B-1. Detailed designs for these facilities must carefully integrate them with surrounding uses in accordance with the relevant policies of this Official Plan. Council has also required, as a condition of subdivision approval for Regional Shopping Centre lands, that a similar drainage study be undertaken by the subdivider for the tributary of the Carp River which drains the western part of this site. Once these Drainage Studies have been approved by the City, the Ministry of Natural Resources, the Ministry of Transportation of Ontario, the Mississippi Valley Conservation Authority as well as the National Capital Commission, where such Drainage Studies could impact federal lands, all development of Town Centre lands shall proceed in accordance with the recommendations contained therein. For those areas which are undeveloped located south of Highway 417, a storm water design plan shall be prepared prior to subdivision and/or site plan approval. The required storm water design plan shall address those quality, quantity, erosion and sediment issues which are caused by and are indigenous to the site. Such storm water design plans shall be approved by the Ministry of Natural Resources, the Mississippi Valley Conservation Authority, the City Engineer, as well as the National Capital Commission, where such storm water design plans could impact federal lands. 5.7.6.3 Sanitary Sewers The former City of Kanata has commissioned a Design Study for the major sanitary sewer system for the Town Centre lands north of provincial Highway 417. The purpose of the Study is to determine sewer sizes and alignments, establish costs and review methods of funding. Once the recommendations of the Study have been accepted by the City, in consultation with the Ministry of the Environment, development of Town Centre lands shall proceed in accordance with these recommendations and the policies of Ottawa Official Plan Section 2.3. 5.7.6.4 Phasing Official Plan Consolidation for the City of Ottawa
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V o l u m e 2B – Site Specific Policies Kanata Town Centre Development of the Town Centre Community to the extent inherent in the land use designations contained in this Plan may take thirty years or longer, well beyond the Planning Period. Especially with respect to commercial and employment uses in the Central Business District, Main Street and the Kanata Regional Shopping Centre, development is likely to proceed in phases, with some sites being left vacant for long periods, others being redeveloped entirely or experiencing stages of intensification. The rate of development will depend on growth within the Community, the City. General economic factors will also affect it. The provision of major roads, highway overpasses, and Municipal facilities will be dependent on population growth, as well as on the financial capabilities of the City, and the Province. Achievement of the Goals and Objectives for this Community will require the need for consultation between the residents, developers, municipal and provincial government and service agencies. 5.7.6.5 Services Municipal Services in the Town Centre Community shall be provided in accordance with the policies of Ottawa Official Plan, Section s 2.3.2 and 2.3.3. 5.7.6.6 Streets All streets in the Town Centre shall have a high level of streetscape development which complements and encourages pedestrian and cycling activities, including tree planting, lighting, furnishings and sidewalks on at least one side of every street. In the Main Street, Central Business District and Kanata Regional Shopping Centre designations sidewalks will be required on both sides of every street. Detailed Town Centre Design Guidelines have been prepared to assist in visualising the intended streetscapes for the Town Centre and will be implemented as conditions of development approval. 5.7.6.7 Sound Attenuation Studies In keeping with the requirements of this Official Plan for a high quality streetscape design, Campeau Drive, Kanata Avenue and Katimavik Road shall not be dominated by noise fences. Alternative design approaches will be used to meet the general intent of the sound attenuation policies wherever possible. These measures will occur during the earliest stages of the design process and ensure that the outdoor amenity areas are located in a manner that will not result in the need for unsightly noise fences. In accordance with the policies of Section 4.4.8.7 in the Ottawa Official Plan, sound attenuation studies may be required to be prepared for noise-sensitive development proposals. Once these studies have been approved by the City, in consultation with the Ministry of Environment and the Ministry of Transportation, their recommendations for sound attenuation may be included in Subdivision or Site Plan Agreements. Wherever noise fences are required, intensive vegetation planting will occur in order to minimise the visual impact of these structures. 5.7.6.8 Energy Conservation As much as is possible, methods of conserving energy shall be used in development of the Town Centre lands. This will include the consideration of micro-climate, location and density decisions that encourage pedestrian/bicycle/transit travel and similar measures. 5.7.6.9 Needs of the Physically Challenged Wherever possible, the design of buildings, parking areas, streets and pedestrian routes shall take into account the needs of physically challenged persons such as those confined to wheelchairs. 5.7.6.10 Service Access Official Plan Consolidation for the City of Ottawa
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V o l u m e 2B – Site Specific Policies Kanata Town Centre Where required, separate service and emergency vehicle access routes shall be provided through Site Plan approval to ensure ease of access to areas not otherwise accessible from the local or arterial road systems. 5.7.6.11 Hydro Services Except for 44 kV lines or higher, all Hydro services will be placed underground, preferably in public rightsof-way, in order to avoid conflicts with the urban design objectives of the Official Plan for the Town Centre. The potentially divisive influence of the north-south Hydro corridor located immediately west of the pedestrian overpass will be minimised through mechanisms such as the design of abutting developments, encouragement of compatible planting materials and use for vehicle parking.
5.7.7. Transportation 5.7.7.1 Highway 417 Right-of-Way Within the "Permit Control Area" of the Ministry of Transportation, as established by the Public Transportation and Highway Improvement Act, 1990, any proposed alterations to Highway 417, including on/off ramps at Castlefrank Road, location of all entrances/buildings/structures/lights/drainage facilities shall be subject to the review and approval of the Ministry of Transportation. On/off ramps are identified symbolically on Ottawa Official Plan Schedule E east of the Castlefrank Road Highway 417 flyover. The Ministry of Transportation shall consult with the City to determine the need for and location of these on/off ramps. Where warranted, the Ministry of Transportation may enter into an agreement with the City to address any of the above-noted matters. 5.7.7.2 Transit The provision of transit service is the responsibility of the City. Land for transit-related facilities or the provision of transit routes, stops and hardware shall be required through the Subdivision or Site Plan approval process, as deemed necessary by the City. In order to avoid wasting land and help achieve the density policies of this Official Plan, the Transitway corridor will be limited to a width of about 15 m except in the vicinity of rapid-transit stations, overpasses and locations where designing around physical features requires greater width. Rapid-transit stations shall be well-lit so as to be safe after dark. Park-and-Ride lots are permitted but will be conveniently located and shall be carefully integrated with surrounding uses so as not to become an incompatible use. Where Park-and Ride lots are provided, they shall have clearly-defined, well-lit pedestrian connections to the stations. In order to provide for an integrated transportation system each transit station is to be integrated with both pedestrian and cycling systems as described in the following sections. In the long term it is expected that only the east and west rapid-transit stations will be directly connected to the local transit service. To encourage maximum Transitway usage, higher densities will be strongly encouraged within walking distance of rapid-transit stations. The general supply and demand for parking spaces in non-residential developments in the Town Centre shall be monitored to ensure any over-supply is not detrimental to transit use. The Zoning By-law may specify minimum and maximum numbers of spaces. In the long term, local transit service will be provided through the Community Commercial (CC) lands, connecting Hearst Way to Aird Place.
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V o l u m e 2B – Site Specific Policies Kanata Town Centre 5.7.7.3 Cycling Routes/Pedestrian Corridors Primary cycling routes shall be accommodated in designated public streets and rights-of-way within the Town Centre Community, as required by the City and in concert with the National Capital Commission Multi-purpose Recreational Pathway Plan. Such routes shall be well defined through the provision of traffic signage, pavement markings, and/or information / recreation signage. Cycling / pedestrian corridors are identified on Ottawa Official Plan Schedule I. Primary and secondary cycling routes and pedestrian walkways linking the rapid-transit stations to other Town Centre lands shall be defined on Urban Design Plans, Subdivisions and Site Plans, as required by the City. As much as possible, cycling routes and pedestrian walkway links shall be located in places intended to have people-related activities in the day and evenings during transit service hours, to provide safety after dark. 5.7.7.4 Pedestrian Routes Generally, pedestrian routes shall be along sidewalks in public streets and on pathways through open space corridors in order to ensure the best possible interconnections to all parts of the Community. Convenient, protected and attractive pedestrian linkages will be designed into the Castlefrank Road bridge over Highway 417 to link lands on the south side to the proposed western Transit Station. Pedestrian walkways shall be clearly-defined and well-lit. Particular emphasis will be placed on the design of convenient linkages between the Town Centre Community and Communities north of Campeau Drive, recognising the special needs of school children. The corridors identified as Pedestrian Only on Ottawa Official Plan Schedule I are intended to accommodate pedestrian and cycling pathways instead of streets in order to add convenience without encouraging "cut-through" vehicular traffic. 5.7.7.5 Transportation Study The former City of Kanata has commissioned the "Kanata Town Centre Transportation Study" which has addressed several land use strategies and roadway impacts within the Town Centre Community. The time frame for this study reflected the ultimate development of the Kanata Urban Area and the study has assessed retail, employment and residential development densities which are inherent in the current development plan. The study has also addressed pedestrian, cycling, transit and vehicle circulation systems within the Town Centre Lands. Once the "Kanata Town Centre Transportation Study", is completed and approved by the City, development in the Town Centre lands shall proceed in accordance with the recommendations contained therein. Supply and demand management techniques will be considered as conditions warrant, in order to complement other transportation management techniques. 5.7.7.6 Town Centre Streets A system of Town Centre Streets shall be provided through subdivision approvals. Said streets shall be developed in accordance with recommendations in the Transportation Study referred to in subsection 5.7.7.5 and with the Design Guidelines referred to in subsection 5.7.8.2. Town Centre Streets shown on Ottawa Official Plan Schedule E hereto may be approved in different locations on Urban Design Plans and Subdivisions without need to amend this Plan provided the modified grid system is retained and the other relevant policies of this Official Plan are implemented. Within the Town Centre Residential designation, local transit may be internally accommodated between the intersection of Campeau Drive and Teron Road and the Kanata Regional Shopping Centre, Main Street and Central Business District designations without the necessity of using Campeau Drive. The Official Plan Consolidation for the City of Ottawa
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V o l u m e 2B – Site Specific Policies Kanata Town Centre design will discourage other "cut through" vehicular traffic and will be studied further in consultation with O-C Transpo. 5.7.7.7 Town Centre Arterial Roads Campeau Drive and Katimavik Road will be designed so that when ultimate widths are achieved, an attractive, tree lined median is constructed to enhance these major Community boundaries.
5.7.8 Implementation 5.7.8.1 Urban Design Plans and Master Concept Plans In 1993 a detailed Urban Design Concept Plan (Demonstration Plan - September 9, 1993) was prepared to demonstrate how the vision for Kanata's Town Centre could be achieved, taking into account the natural attributes of the site, marketing realities, transportation opportunities, community wishes, land ownership, past decisions, surrounding land uses and other parameters. The resulting design combined these factors with the views of interested persons and agencies. An additional "key map" was prepared to show the land areas, dwelling unit counts and job counts represented by the Demonstration Plan September 9, 1993. The results of this exercise form an appendix to this Official Plan but do not form an actual part of the Official Plan. In 1998 and 1999, the former City of Kanata updated its plans for the Kanata Town Centre with the preparation of the Kanata Town Centre Master Concept Plan and the Kanata Regional Shopping Centre Master concept Plan. These documents were prepared to provide a design and development strategy for the parts of Kanata Town Centre located north of Highway 417, and between Terry Fox Drive on the west and the Hydro right-of-way on the east. The area north-east of Kanata Avenue contains the Central Business District, Main Street and primary Open Space Areas. The area south-west of Kanata Avenue is the Kanata Regional Shopping Centre. These master concept plans were prepared taking into account the basic design principles of the Kanata Town Centre, the input of the public and other stakeholders, market conditions and engineering requirements. These master concept plans are part of the appendices of this Official Plan but do not form an actual part of the Official Plan. Over time it is the intent of this Official Plan to ensure that the major principles and policies be implemented but that the detailed form be adjusted to recognise more detailed studies, changing market conditions and community needs. In order to ensure that important principles are maintained and that employment and residential targets will be achieved, revisions to Urban Design Concept Plans and Master Concept Plans may be undertaken without the need to amend this Official Plan. It is Council's intent that Urban Design Concept Plans and Master Concept Plans shall ensure support for the achievement of the Vision and the major planning and design principles for the Town Centre. 5.7.8.2 Design Guidelines Kanata Council has commissioned the preparation of Design Guidelines for Town Centre development. Design Guidelines for the Town Centre once approved by the City, they shall be appended to Subdivision and Site Plan agreements as part of the City's development standards for this Community, provided that this requirement shall not apply to the lands within the Kanata Regional Shopping Centre. It is Council's intent that specific Urban Design Guidelines for the development of the Kanata Regional Shopping Centre will be prepared. Where such Urban Design Guidelines are in place, they are not to be interpreted as statements of policy or applied as development standards. It is intended that the existing Design Guidelines or future Urban Design Guidelines will be used to assist in evaluating site plan Official Plan Consolidation for the City of Ottawa
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V o l u m e 2B – Site Specific Policies Kanata Town Centre applications for the Regional Shopping Centre. The preparation or absence of Urban Design Guidelines will not delay site plan approval or development of the Kanata Regional Shopping Centre. 5.7.8.3 Transportation Study As set out in Section 5.7.7.5 above a Transportation study will be completed to assist in the implementation of the Town Centre policies. 5.7.8.4 Shared Parking/Parking Authority Mechanisms to share parking between uses will be investigated and encouraged to ensure that there is an adequate supply of parking spaces while ensuring that an over supply is not created in the Town Centre. The use of Cash-in-lieu of parking and the establishment of a parking authority will be examined. 5.7.8.5 Design Committee A Design Committee may be established to assist in evaluating site plan applications for Town Centre developments, including consideration of Urban Design Guidelines, through the site plan approval process. 5.7.8.6 Signage Studies will be co-ordinated by the City to determine the most appropriate signage to use in the Town Centre, especially in the Main Street designation, in order to help foster its unique identity, and in the Kanata Regional Shopping Centre designation to ensure its integration with Main Street. 5.7.8.7 Servicing and Phasing The City will undertake a phasing study to determine the timing of major infrastructure servicing in the Town Centre Community in order to ensure the cost effective and timely delivery of the services needed to bring about the Town Centre Community's development. 5.7.8.8 Tree Management Plans Prior to approving development applications (e.g. subdivision approval, site plan approval), treed areas will be analysed to the satisfaction of the City in order to determine the best methods of ensuring that the development program which is required under this Official Plan is accompanied by healthy trees. The following techniques will be used: • • • • • •
development will be designed to enhance tree survival prospects and any development proposal will include measures on how to achieve this; in addition, landscaping plans will be developed and aggressively implemented to ensure that substantial new tree cover complements proposed development; tree cover in areas not yet undergoing development shall be retained and preserved until development occurs; the preservation of existing trees will be encouraged, where appropriate, to help retain this vegetation until replacement trees have become established; the Town Centre Design Guidelines will be used to help implement these policies; a monitoring program will be established to evaluate the success of tree preservation efforts and make appropriate adjustments as required.
6.9.4 Policies for Retail Uses in the North-West Area of the Town Centre Retail Warehouse, Large Retail Warehouse and Planned Retail Centre may be permitted subject to all of the following policies:
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V o l u m e 2B – Site Specific Policies Kanata Town Centre
1. 2.
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Retail Warehouse uses may not be permitted until 01 October, 2001. On or after 01 October 2001, Retail Warehouse uses may be permitted. Implementing zoning bylaws for the areas designated as LDE, MR-2 and MR-3 on Schedule 'A' of this Plan shall contain holding zone provisions with respect to the development of any individual site for such uses, specifying that the holding zone symbol may not be removed prior to 01 October, 2001 and after that may only be removed on completion of the following, to the satisfaction of the municipality: a) a traffic study to identify what roadway/intersection modifications are required to support the scale of development proposed; b) a market study that demonstrates that the planned function of the Kanata Regional Shopping Centre in the Kanata Town Centre will not be undermined, such study to be required until the Kanata Regional Shopping Centre develops to 50,000 square metres of gross leasable area; c) the submission of a complete site plan application under Section 41 of the Planning Act; d) other information, as may be required by the municipality. Large Retail Warehouse uses may be permitted, but are limited to 10,000 square metres of gross leasable area until the Kanata Regional Shopping Centre in the Kanata Town Centre develops to 50,000 square metres of gross leasable area, but shall not exceed the lesser of 35,000 square metres of gross leasable area or the maximum gross leasable area permitted in the zoning by-law, subject to the submission of a zoning by-law amendment application supported by the following: a) a traffic study to identify what roadway/intersection modifications are required to support the scale of development proposed; b) a market study that demonstrates that the planned function of the Kanata Regional Shopping Centre in the Kanata Town Centre and other significant retail nodes in Kanata will not be undermined; c) other information, as may be required by the municipality. Implementing zoning by-law amendments shall establish standards for Retail Warehouse, Large Retail Warehouse and Planned Retail Centre uses, including minimum and maximum lot area, parking and loading requirements, as well as gross leasable area, building height, setback and landscaping provisions. The maximum gross leasable area for Retail Warehouse and Planned Retail Centre uses shall not exceed 10,000 square metres per lot until the Kanata Regional Shopping Centre in the Kanata Town Centre develops to 50,000 square metres of gross leasable area. When this threshold has been met, Retail Warehouse and Planned Retail Centre uses may exceed 10,000 square metres of gross leasable area, but shall not exceed the lesser of 35,000 square metres of gross leasable area or the maximum gross leasable area permitted in the zoning by-law.
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V o l u m e 2B – Site Specific Policies Vanier Downtown Residential District
Former Vanier Official Plan 4.3.3 Downtown Residential District The neighbourhood adjacent to the French Quarter to the north and south of Montreal Road is relatively underdeveloped for its location and opportunities exist to establish a more densely populated residential district adjacent to the City's commercial core. The City will encourage the development of a downtown residential district north and south of Montreal Road generally bounded by Deschamps Street and Jeanne Mance/LĂŠvis Streets on the north and south sides respectively and the Vanier Parkway and Park/Lajoie Streets on the west and east sides respectively. Within the downtown residential district, a range of higher density housing forms will be permitted such as row houses, stacked row dwellings and apartments. The character of development is to complement the French Quarter commercial district. The concept envisages retaining the intimacy offered by a "side-street" location, relatively low-scale buildings and architectural features to complement the French design themes established in the French Quarter itself. The intention is to create a unique urban residential environment combining residential intimacy with the convenience of a nearby commercial district.
4.3.3.1 Policies applying to residential intensification focus zones shall apply to the development of the downtown residential district.
4.3.3.2 The City shall establish a set of design guidelines to provide a themed direction to the physical development of buildings in the downtown residential district. These guidelines will be used by the City in reviewing development applications.
4.3.3.3 The City shall develop a generic downtown residential district zoning category.
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V o l u m e 2B – Site Specific Policies Vanier Downtown Residential District
4.4.2 Downtown Commercial District Introduction General boundaries The downtown commercial area extends in an east-west direction from Cummings Bridge on the west to Cantin Street in the east. In the north-south direction, the distance of the district boundaries from Montreal Road varies from one half to two city blocks, as shown on Schedule A-1 Background The study, completed by Haigis/MacNabb/Deleuw Ltd., Planners and Landscape Architects, in October 1987, serves as the basis of development policies for the downtown commercial area. After detailed examination of the condition of businesses, and of the area economy in general, together with that of the infrastructure and the physical environment, the study identified a number of issues and opportunities. The study concluded that a lack of focus in use and style inhibited the establishment of a profitable commercial economy in the district. Proposals to ameliorate these conditions included identification of specific sectors and foci, each by function or use concentration, construction style and scale as well as the initiation of a program of facade and streetscaping improvement.
4.4.2.1 Goals for the Downtown Commercial District Function and Vocation The general function of the district is to serve as the principal focus of retail commercial activities, personal services, office uses, travellers' needs, neighbourhood services, open markets, etc. The district is foreseen to develop as a major concentration of employment, entertainment and cultural activities for the whole of the Vanier Planning Area. A dynamic downtown commercial core is to offer, to adjacent and wider populations, a broad range of goods and services at retail (including accommodation in selected areas of the district); it also is to serve as focal point for community identity and activity. In terms of both function and design, the downtown commercial area is to express the City's distinctive cultural and civic qualities.
4.4.2.2 Implementation A particular policy framework is to provide guidance for both public and private sector decision-making when dealing with problems or issues of development such as use of land and buildings, use-intensity, function and design, etc., in the downtown commercial area. An appropriate infrastructure is to be assured in order to support the development of the district. Commercial development within the district shall be designed to be compatible with adjacent residential land use.
4.4.2.3 General Provisions Delineation of Sectors The Montreal Road area in its historically evolved elongated form inhibits the development of an appropriate commercial/cultural core, nor can it express or represent, in its present form, the civic identity Official Plan Consolidation for the City of Ottawa
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V o l u m e 2B – Site Specific Policies Vanier Downtown Residential District of the population of Vanier. To create a stronger image for Montreal Road and to respond to the economic and cultural demands of the population, three district sectors of the road have been identified, each to assume a particular function and physical character. In addition to the general policies of this plan, sector-specific policies concerning land use, intensity and character of development as well as amenities have been provided to guide the development of commercial projects in each sector. The sector boundaries as shown on Schedule A-1 are conceptual in nature and are not intended to suggest land use boundaries. For purposes of identifying the boundaries of land use designations, the interpretation policies of this plan shall apply. Based upon existing physical characteristics, the following natural divisions have been acknowledged (as indicated on Schedule A-1): The West Sector from the Rideau River to the Vanier Parkway. The Central Sector (French Quarter), focussing on the Montreal Road/Marier Avenue intersection and extending from the Vanier Parkway to Lajoie Street and Lallemand Street, respectively. The East Sector from Cantin Street to Lajoie Street and Lallemand Street, respectively.
4.4.2.4 Overall Land Use and Use-Intensity in the Sectors On lands designated commercial preferential uses include offices, retail commerce and services, travellers' accommodation and places of entertainment or leisure facilities. Use of land either as public open space of for buildings accommodating social and cultural functions is also permitted in the commercial designation. No warehouse establishments are permitted. Open market functions and automotive services may be permitted in selected commercially designated locations pursuant to the more detailed sector policies of this plan. Residential uses may also be permitted on certain commercially designated properties subject to the sector-specific policies of this plan. In general building and commercial use-intensity (as regulated by the floor area ratio in the Zoning Bylaw) is to vary from sector to section: the highest in Section 1 (West), medium in Sector 2 (Central) and the lowest in Sector 3 (East).
4.4.2.5 General Design and Infrastructure Considerations The following provisions shall apply to the design of commercial projects in all three sectors: Electrical, telephone and other cable service installations in new projects or in sizable redevelopments shall be compatible with the design principles of the milieu and with the development of an underground service network unless Council, allows it to be otherwise; Adequate buffering shall be provided by means of appropriate building setbacks, screening or planting whenever new non-residential or higher intensity development occurs adjacent to residentially designated or zoned land; Access points to parking must be controlled in number and design to minimize danger to both vehicular and pedestrian traffic; Storage facilities must all be fully enclosed (no open storage is permitted). Uses requiring open storage shall be prohibited. Official Plan Consolidation for the City of Ottawa
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V o l u m e 2B – Site Specific Policies Vanier Downtown Residential District
4.4.2.6 Land Severance Policy Severances which facilitate land assembly to accommodate redevelopment or improved functioning of existing development will be encouraged, while severances which result in increased fragmentation of ownership parcels in the area will be discouraged. Tools and Modalities of Implementation Realization of the City's objectives for revitalizing the Montreal Road commercial area will depend upon the use of a variety of planning tools and will depend as well upon a close working relationship between the public and private sectors. Traditional development control tools such as zoning and site plan control will be employed to establish the general framework for development. Under the former, the conventional conditions of building will be regulated such as: land use, building height and density/intensity, set-back and yard dimensions, parking and access. Site plan control will deal with building placement and site conditions that, due to the level of detail involved, either cannot be treated uniformly or cannot be formulated as a regulation. In order to develop a unique commercial identity, it will be necessary to employ non-traditional planning approaches to ensure the creation of the desired ambiance. Building facades, particularly in the central sector, will play an important role in realizing the City's objectives for the area. The City may, therefore, establish design guidelines and appoint a design committee whose function will be to work with both the private sector and public officials to ensure that private sector renovation and redevelopment activity in the Montreal Road commercial area contributes to the design objectives of the City. In addition to influencing private sector development, the City may also develop a community improvement plan for the area to provide direction over the expenditure of public resources aimed at the revitalization of the commercial area. The City will participate in appropriate senior level government programs which facilitate the revitalization of the Montreal Road commercial area and will attempt to coordinate the activities of other agencies to maximize the impact of their work on the realization of City plans. Sector Policies
4.4.2.7 Sector 1: The West Sector Boundaries From the western City limits (Rideau River) this sector extends generally along Montreal Road to the Vanier Parkway. The sector also includes an area south of Montreal Road which extends to Selkirk Street and McArthur Avenue as shown on Schedule A-1 Background Currently high profile, strategically located automotive service businesses on Montreal Road tend to deemphasize the retail and other service uses which predominate in this sector. Lack of focus and cohesion combine with large-scale under-utilization of properties to inhibit the full realization of the area's commercial potential. Ample opportunities exist to intensify commercial activity through comprehensive, coordinated redevelopment of properties particularly on the south side of Montreal Road. 4.4.2.7.1 Sector Functions The primary role of the sector, particularly on the south side, is to serve as the City's business park and major centre of employment. As such it is to accommodate business/office/tourism functions, in medium to high-rise structures.
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V o l u m e 2B – Site Specific Policies Vanier Downtown Residential District A wide range of commercial establishments providing support services to the business community, to offices and residents are considered of prime importance in the sector. Some residential development may be permitted as a secondary use subject to the policies contained in this plan. 4.4.2.7.2 Land Use The downtown commercial designation of land in this sector includes all retail commercial functions concerning goods and services; offices and studios, places of entertainment and of hospitality. Existing automobile service stations are recognized; where such facilities are to remain, their physical upgrading, visual/aesthetic compatibility and possible integration with new development will be an important goal. No new service station or other auto sales or service sites may be established. Recreational or open space uses as well as public/institutional functions will also be permitted. Through a site-specific zoning amendment, residential uses in major commercial redevelopment projects may be permitted on lands designated as commercial. To ensure that the predominant character of the sector remains commercial, however, the following conditions shall apply: 1. The predominant use of the development project shall be commercial; 2. Mixed residential/commercial use shall occur in a large scale project having a minimum commercial floor space of 10,000 m2; 3. The residential component shall not exceed 30% of the gross floor area of the project and may only be built concurrent with or subsequent to the construction of the commercial component described in item no. 2 above. Notwithstanding the above, residential uses shall be permitted on the lands situated on Part of Lots 7 and 9, Registered Plan 52 at 292 Palace Street designated as "Downtown Commercial District - West Sector" on Schedule A-1 to this Plan. 4.4.2.7.3 Development Policy Guidelines Automobile service stations (existing) will have to conform with the sector's urban and aesthetic design standards, whenever remodelling or redevelopment occurs. The scale and intensity of development, to the south of Montreal Road, may be characterized by a variety of architectural forms including high and medium-rise structures to generally yield a high intensity development ambiance. The north side of Montreal Road is to follow the generally medium scale development style of the Central Sector, as described in Section 4.4.2.8.5. It is recognized that a traffic problem exists on Montreal Road, and that major redevelopment in Sector 1 could exacerbate this problem. To safeguard proper access to and traffic circulation in this area, City Council will endeavour to ensure that the necessary traffic studies to identify the transportation implications of major redevelopment in the section are undertaken and to ensure appropriate remedial measures are implemented. The relation of buildings to Montreal Road is to be governed by the goal of providing for the development of a street design capable of accommodating a vibrant pedestrian street life. Building setbacks shall be provided to ensure establishment of sidewalks with at least 4.0 m width. This pedestrian space may comprise a combination of publicly and privately-owned land. Where a portion of this space is privatelyowned a surface treatment appropriate to its sidewalk function shall be provided.
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V o l u m e 2B – Site Specific Policies Vanier Downtown Residential District In order to make the green open space along the Rideau river more accessible and its presence felt, the City will encourage the systematic integration of pedestrian and green/open space linkages into new developments to connect the riverside zone by appropriate design features to the interior focal points of the sector. To recognize its "Gateway" function, features of an entry point are to be encouraged at the Montreal Road and River Road intersection.
4.4.2.8 Sector 2: The Central Sector (French Quarter) Boundaries The Vanier Parkway constitutes, largely, the western limits of this sector. The northern boundary lies approximately in line with St-Paul Street and extends eastward along Montreal Road to Lallemand Street. Along the south side of Montreal Road the sector is bounded, on the east, by Lajoie Street with the southern limits running approximately in line with Lévis Avenue as shown on Schedule A-1 Background This sector shows a measure of harmony in terms of building height and scale that sets a standard for its future character. The necessary cohesiveness and linkages, in function and appearance, to produce a noticeable central core, are the goals of this policy. The objective is to attract more visitors to the area, local and out-of-town, vehicular or pedestrian, and encourage them to spend time there. The development of a consistent focus and visual/functional points of interest will be facilitated by attracting appropriate commercial and cultural services as well as offices to the area. Public infrastructure and public spaces as well as private facades/buildings need to be refurbished, in a planned/designed way, to create a cohesive image and the desired milieu in the core. 4.4.2.8.1 Sector Functions The primary goal for this sector is to create a focal point that will express the cultural identity of the community. In the development of commercial and cultural uses, the special role of this sector is to be further reflected in the heritage style of such physical features as buildings, street furniture and infrastructure. As a densely built and, generally, low and medium-rise zone this sector is to accommodate concentrated commercial retail and service establishments catering to the local and regional population as well as tourists. The scale of the area implies a wide variety of smaller outlets. 4.4.2.8.2 Land Use On lands designated commercial in this sector, those functions directly serving the public are encouraged. Typical uses may include the retailing of goods and services; arts and craft shops; office; studios; places of entertainment and hospitality as well as recreational or open spaces and public/institutional uses. The location of consumer-oriented establishments providing goods and services to the general public will be encouraged on the ground floor of buildings situated in this sector. In the southern portion of the blocks bounded by Montreal Road, Olmstead Street, Lévis Avenue and Bégin Street, residential development or a mix of commercial and residential development may be permitted. 4.4.2.8.3 Automobile sales or service uses are not allowed in this sector.
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V o l u m e 2B – Site Specific Policies Vanier Downtown Residential District Mixed uses, including a residential component, are permitted in the French Quarter. In buildings of 5 storeys or less, residential uses shall only be permitted above the ground floor. In buildings higher than 5 storeys, at least _ of the gross floor area must remain commercial which shall include the ground floor. 4.4.2.8.4 In projects involving more than one building, one or more of the buildings may be exclusively residential if at least _ of the gross floor area of the total project remains commercial and if the residential building does not front on Montreal Road. 4.4.2.8.5 Development Policy Guidelines The scale and intensity of development along Montreal Road is to reflect the pedestrian-oriented role of the French Quarter and, therefore, building height will generally be in the low to medium rise range. The intensity of permitted development as established by floor space index in the Zoning By-law shall generally be at a considerably lower level than that of the western sector. High rise forms of development at higher densities may be permitted provided that such development is designed to contribute to the City's objective of creating a vibrant street-oriented commercial environment. In assessing the appropriateness of such development, consideration will be given to compatibility of building setbacks with general building setbacks in Sector 2 of Montreal Road, the contribution to development of an outdoor pedestrian-oriented environment and the mix of ground floor commercial uses. The relation of buildings to Montreal Road shall be governed by the requirement that a pedestrianoriented street life is to be facilitated. Buildings along Montreal Road are to be set back or designed so as to permit a minimum sidewalk width of 4.0 m; this may include a combination of publicly and privatelyowned land. Where a portion of this space is privately-owned, a surface treatment appropriate to its sidewalk function shall be provided. Location of buildings adjacent to the sidewalk will be encouraged. In order to provide attractive spaces for pedestrians as well as to link the various functions in the core, the establishment of an interlinking system of courtyards (small squares/plazas) and pedestrian walkways between them shall be encouraged; those are to provide the desired functional and visual cohesion. Particular accent is put in this sector on the development of a homogenous theme using French design (heritage style) features as unifying elements for both new structures and renovations or redevelopment. Public installations, infrastructure, street furnishing, where applicable, are to follow the same design principles.
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Consolidation
The Official Plan ~ Consolidation A component of Ottawa 20/20, the City’s Growth Management Strategy
ottawa.ca
V o l u m e 2C – Consolidated Villages Secondary Plan
Part 1- Village Visions, Goals and Objectives Each village within this section has a Vision, Goals and Objectives that have been developed through a community consultation process. The intent of each of Vision, Goal and Objective statement is to identify priorities and direction for future planning in each village and also to guide policy interpretation when reviewing applications under the Official Plan. These statements are unique and are only intended to apply to their respective village.
Vision Statement- Ashton The vision for the village of Ashton is to remain a small and safe community that is proud of its heritage and that embraces the natural beauty of the Jock River and its surroundings. The village will be a social, recreational and economic focal point for residents of the village and the nearby rural areas. The village will experience slow and sustainable growth; development will both respect the rural character of the village and be environmentally responsible. The planning and development of the village will take into account the relationship between the City of Ottawa and Beckwith Township.
Goals and Objectives Goal 1: Create a healthy and environmentally sustainable community. Objective 1.1: Ensure that future development maintains the integrity of surrounding natural areas and preserves groundwater quality and quantity. Objective 1.2: Maintain good water quality and a healthy ecosystem in and around the Jock River. Objective 1.3: Maintain existing park land, natural environment areas and recreation areas within the village.
Goal 2: Encourage the provision of local business services within the village. Objective 2.1: Promote development in the Village Core area. Objective 2.2: Broaden the permitted scale of home-based business uses to allow for a more dynamic use of residences in the village for small scale employment.
Goal 3: Encourage slow and sustainable development that maintains the village’s rural and historic character and identity. Objective 3.1: Promote the development of vacant land and the reuse of existing vacant buildings within the village. Objective 3.2: Allow residential growth in keeping with the existing character, building sizes, lot sizes and densities of the village. Objective 3.3: Promote a slow growth rate for the village.
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Goal 4: Improve pedestrian and traffic safety within the village. Objective 4.1: Establish traffic calming along Ashton Station Road and Flewellyn Road within the village boundary. Objective 4.2: Improve safety at the intersections of Ormrod Road and Ashton Station Road and Ormrod Road and Flewellyn Road. Objective 4.3: Improve pedestrian and cycling connections along Ashton Station Road from the village to the Trans Canada Trail.
Goal 5: Cooperate on planning and future development activities with Beckwith Township. Objective 5.1: Consult and coordinate with Beckwith Township and the entire village community on future City of Ottawa planning for the village. Objective 5.2: Coordinate development review affecting the village of Ashton with Beckwith Township.
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V o l u m e 2C – Consolidated Villages Secondary Plan
Vision Statement- Burritt’s Rapids The vision for Burritt’s Rapids is to remain a small village, proud of its heritage and seeking a socially, economically and environmentally sustainable future, in part by leveraging the entrepreneurial spirit of villagers. It will be a multi-generational village that provides residents with a safe and quiet way of life. The village will be defined by its preserved heritage resources and by its location on the shores of the Rideau Canal UNESCO World Heritage Site. The planning and development of the whole village will be coordinated between the City of Ottawa and the Township of North Grenville with input from Parks Canada and the Rideau Valley Conservation Authority.
Goals and Objectives Goal 1: Maintain the historic village character and identity. Objective 1.1: Preserve heritage buildings within the village. Objective 1.2: Preserve and enhance the village’s visual identity with the use of appropriate signage, building materials and architectural styles in any new developments. Objective 1.3: Development of additional residences shall be limited to maintain the small-scale village character Objective 1.4: Recognize that the location of the Village Core is and will continue to be located in North Grenville Township Objective 1.5: Recognize and protect the cultural, natural and scenic values of the Rideau Canal National Historic Site of Canada, a Canadian Heritage River and UNESCO World Heritage Site.
Goal 2: Create a healthy and sustainable community. Objective 2.1: Promote sustainable development which maintains the integrity of natural areas and preserves groundwater quality and quantity. Objective 2.2: Preserve and enhance the water quality, ecological integrity and biodiversity in the Rideau River and Brassil’s Creek and their riparian areas. Objective 2.3: Permit the development of alternative energy sources within and adjacent to the village where such installations will not detract from quality of life within the village.
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Goal 3: Develop new transportation infrastructure to make the village safe and accessible via all modes of transportation. Objective 3.1: Introduce traffic calming measures along Donnelly Drive and Burritt’s Avenue, including improved signage. Objective 3.2: Improve pedestrian access within the village and improve cycling connections to adjacent communities. Objective 3.3 Enable opportunities for residents and visitors to access and experience the waterways in the village.
Goal 4: Cooperate on planning and future development in consideration of the village as a whole. Objective 4.1: Consult and coordinate with the Township of North Grenville, the Rideau Valley Conservation Authority and Parks Canada and the entire village community on future City of Ottawa planning for the village. Objective 4.2: Coordinate development review affecting the village with North Grenville Township, the Rideau Valley Conservation Authority and Parks Canada.
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V o l u m e 2C – Consolidated Villages Secondary Plan
Vision Statement- Carlsbad Springs The vision for Carlsbad Springs is to remain a quiet, rural bilingual community, ideal for families. The village will have a core of shops and services at the crossroads with small businesses found throughout the village. The village plays a role in providing goods, services and recreation to the nearby rural residents and the communities of Piperville and Ramsayville. Growth in residences and services is anticipated and will be based on available servicing.
Goals and Objectives 1: Provide for slow and sustainable growth. Objective 1.1: Allow for infill growth along Eighth Line Road and Boundary Road where municipal water services are available. Objective 1.2: Provide for growth in the future on lands near the former school. Objective 1.3: Consult with the National Capital Commission on future City of Ottawa comprehensive plans for the village.
Goal 2: Increase economic development. Objective 2.1: Allow for broader home based businesses within the village. Objective 2.2: Provide for the development of a mixed-use Village Core area at the crossroads of Boundary, Eighth Line and Russell including the former school site.
Goal 3: Maintain the quiet rural character. Objective 3.1: Create pedestrian and cycling connections throughout the village. Objective 3.2: Develop new residential areas that are in keeping with the existing character, building sizes, lot sizes and densities of the village. Objective 3.3: Discourage further residential development along the railway corridor.
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Vision Statement – Cumberland Cumberland Village will become a resilient, complete, and distinctly historic rural Village. Key community destinations and neighbourhoods will be strongly connected by scenic paths and a small but vibrant mixed-use core will be supported by residents and the surrounding rural community. The unique combination of Cumberland’s historic charm, surrounding rural landscape, the Ottawa River, renowned Farmers Market and expanded heritage museum will make Cumberland Village a day trip destination for the broader region.
Goals and Objectives: Goal 1: Establish a vibrant and active village core which highlights and builds upon the village’s heritage character. Objective 1.1: Ensure that any new infill development within or adjacent to the Village Core designation is compatible with Cumberland’s heritage character. Objective 1.2: Create a more complete and continuous Village Core through infill of vacant lots and conversion of existing residential buildings (within the Village Core) to small businesses. Objective 1.3: Encourage economic development through links and partnerships with the Cumberland Heritage Village Museum. Objective 1.4: Encourage the use of thematic materials, fixtures and furnishings such as river stone, reclaimed or rough finish wood and metal, natural stone and red brickwork to help build and maintain a distinct heritage character for the Village Core. Objective 1.5: Explore ways to reroute or limit heavy truck traffic through the Village Core.
Goal 2: Create pedestrian or multiuse connections between neighbourhoods, key destinations and amenity areas throughout the Village. Objective 2.1: Seek opportunities to systematically implement missing or currently inadequate pedestrian or multiuse connections as outlined in the Cumberland schedule D-3 plan: Cumberland’s Community Connectivity Plan. Objective 2.2: Protect for the future development of a multiuse public pathway connecting Wilfred Murray Park to the public grounds associated with the Cumberland Village Heritage Museum (CVHM). Objective 2.3: Protect for the future development of a multiuse public pathway connecting the CVHM grounds to Quillivan Drive.
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Goal 3: Encourage viable proposals to increase the population of the Village in support of the Community’s vision for an increased variety of business and services within the Village Core. Objective 3.1: Ensure that any future residential development proposals are well integrated into Cumberland’s Community Connectivity Plan. Objective 3.2: Any proposed residential development should maximize the preservation of mature trees, forested areas, natural watercourses, and where possible should reflect the modified grid pattern of the village core, maximizing connectivity and solar gain. Objective 3.3: New residential development or infill proposals should encourage a healthier mix of housing choices that will allow residents to stay within the Village through more phases of their lives.
Goal 4: Through any future redesign of RR174, create a balanced and accessible corridor through Cumberland Village where vehicle traffic is calmed and comfortable pedestrian/multiuse connections are introduced and integrated into scenic public waterfront areas and adjacent neighbourhoods. Objective 4.1: Through future improvements to RR174, explore ways to advance the study and development of a waterfront lookout/reststop and public dock north of the Cumberland Heritage Village Museum to act as a public access to the Ottawa River and a riverfront gateway into the Museum. Objective 4.2: Through future improvements to RR 174, explore ways to create multi-use connections across, over or under RR 174 north of the Cumberland Heritage Village Museum (to the undeveloped and currently inaccessible public waterfront) and another crossing to Barnett Park north of Quigley Hill Road.
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Vision Statement - Dunrobin The Vision for Dunrobin is to maintain built heritage and the environment while improving community connections. Dunrobin will remain a small rural village with commercial development focused on the main street. Dunrobin will maintain its key role as a hub between western villages and the urban area, including connection to public transit. Pedestrian and cycling connections will be improved between neighbourhoods and with the West Carleton Secondary School.
Goals and Objectives: Goal 1: Protect the rural natural environment. Objective 1.1: avoid development within woodlands, other natural features and surrounding agricultural lands. Objective 1.2: Reduce the effects of light pollution in the village.
Goal 2: Allow for a moderate level of development. Objective 2.1: Maintain the rural village character in any new development with consistent lot and building sizes. Objective 2.2: Consider allowing the village to expand north westward in the long term, connecting the village to the nearby secondary school in future comprehensive plans. Objective 2.3: Limit retail and commercial development to the Village Core area.
Goal 3: Improve connectivity for all modes of transportation. Objective 3.1: Provide for enhanced connectivity between existing neighbourhoods, parks and the Dunrobin Community Centre. Objective 3.2: Improve pedestrian and cycling connectivity on Dunrobin Road to the West Carleton Secondary School. Objective 3.3: In the long term, consider public transit connections to the city by use of existing railway tracks.
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Vision Statement - Fallowfield The vision for the village of Fallowfield is to remain a small rural residential community with a central community hub that acts as a focal point and provides a sense of community identity. Retail and personal services in the urban area will be easily accessible by car and public transit, but the village will remain separate and distinct from the urban area. The village will be a walkable community, surrounded by parkland, and forests, and complimented by scenic views.
Goals and Objectives: Goal 1: Create a central hub for the community that includes community facilities and services. Objective 1.1: Encourage the development of local businesses and services. Objective 1.2: Facilitate the creation of a village community centre.
Goal 2: Develop new transportation infrastructure to make the village safe and accessible via all modes of transportation. Objective 2.1: Improve pedestrian safety and connectivity through the construction of sidewalks and pedestrian pathways along main streets in the village. Objective 2.2: Provide for public transit to the village. Objective 2.3: Introduce traffic calming measures to reduce traffic speeds within the village.
Goal 3: Maintain the village’s rural character and scenic views. Objective 3.1: Improve pedestrian and cycling infrastructure, including the creation of pedestrian and cycling pathways between residential areas within the village and throughout open space adjacent to the village. Objective 3.2: Maintain the village’s character and identity as distinct from nearby suburban communities.
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Vision Statement – Fitzroy Harbour The vision for Fitzroy Harbour is to remain a small, attractive heritage village on the Ottawa River, which is welcoming to visitors and new residents.
Goals and Objectives: Goal 1: Be a destination place serving visitors to the Ottawa River and Fitzroy Provincial Park. Objective 1.1: Encourage the development of an active business district to serve visitors and residents. Objective 1.2: Consult with Provincial Park authorities on future comprehensive plans for the village.
Goal 2: Maintain an attractive heritage community. Objective 2.1: Preserve heritage structures in the village.
Goal 3: Encourage slow development that maintains the village character and identity. Objective 3.1: Ensure that future development is in keeping with existing village character, lot sizes and building sizes. Objective 3.2: Promote a slow growth rate for the village.
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Vision Statement - Galetta The vision for Galetta is to remain a small community that maintains the natural environment and its quiet character.
Goals and Objectives: Goal 1: Maintain a clean and attractive natural environment. Objective 1.1: Ensure that future development avoids the natural environment. Objective 1.2: Preserve the community centre and surrounding open space. Objective 1.3: Ensure that development protects the views and environment of the Mississippi River and its riparian areas.
Goal 2: Maintain the quiet village character. Objective 2.1: Allow future residential growth in keeping with existing building sizes and architectural styles.
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Vision Statement - Kars The vision for Kars is a slow-growing rural community that is welcoming, safe, quiet and surrounded by the healthy, scenic countryside and the natural environments of the Rideau Canal UNESCO World Heritage Site. This heritage community will provide residents of all ages with recreational facilities and affordable housing. The village will be walkable and accessible.
Goals and Objectives: Goal 1: Preserve and enhance the surrounding natural environment. Objective 1.1: Maintain good water quality and healthy ecosystems in the Rideau Canal and Stevens Creek. Objective 1.2: Increase recreational opportunities by improving access points from the village to the Rideau Canal and Stevens Creek.
Goal 2: Maintain the village character and identity. Objective 2.1: Develop new residential areas that are in keeping with the existing character, building sizes, lot sizes and density of the village. Objective 2.2: Create opportunities for new businesses and services along the main streets. Objective 2.3: Identify and encourage the preservation of heritage buildings within the village. Objective 2.4: Ensure that new or replaced services are installed below ground. Objective 2.5: Recognize and protect the cultural, natural and scenic values of the Rideau Canal National Historic Site of Canada, a Canadian Heritage River and UNESCO World Heritage Site.
Goal 3: Satisfy the housing and community needs of existing and new residents. Objective 3.1: Increase the availability of affordable seniors’ housing and apartments in the village. Objective 3.2: Provide ample recreational facilities for the size of the village and for residents of all ages.
Goal 4: Improve safety and connectivity for pedestrians and cyclists within the village. Objective 4.1: Create cycling routes in the form of dedicated lanes or multi-use pathways along Rideau Valley Drive and between residential areas and schools. Objective 4.2: Improve pedestrian safety and connectivity along Rideau Valley Drive and Roger Stevens Drive.
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Vision Statement – Kenmore The vision for Kenmore is to remain a vibrant, small and historic residential village. The close-knit community will be a safe and affordable place for families to live, play, and be involved in community events.
Goals and Objectives: Goal 1: Maintain the built heritage of the village. Objective 1.1: Identify and encourage the preservation of heritage buildings in the village.
Goal 2: Allow growth at a sustainable level. Objective 2.1: Allow residential growth that is consistent with the existing housing form and density. Objective 2.2: Ensure that development maintains the integrity of surrounding natural areas and preserves groundwater quality and quantity.
Goal 3: Facilitate an active and involved community. Objective 3.1: Maintain the existing park and recreational facilities and add more as the village expands. Objective 3.2: Improve linkages to the urban area and nearby villages for commuters and young people.
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Vision Statement – Kinburn The vision for Kinburn is an attractive and growing small community that is welcoming to families, seniors and small businesses. Kinburn will have an active mainstreet and diverse recreational opportunities.
Goals and Objectives: Goal 1: Foster residential and business growth while maintaining village character. Objective 1.1: Broaden the scale of home-based business uses to allow for more dynamic use of residences in the village for small scale employment. Objective 1.2: Focus retail and commercial development in the Village Core area. Objective 1.3: Allow moderate residential growth that is consistent with the existing housing form and density.
Goal 2: Maintain an attractive and pedestrian-oriented community. Objective 2.1: Improve existing pedestrian connections within the village. Objective 2.2: Focus future recreation and open space along the Carp River natural corridor.
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Vision Statement – Marionville The vision for Marionville is to be a growing, attractive and safe community. The planning and development of the village will take into account the relationship between the City of Ottawa and Russell Township and the Township of North Dundas.
Goals and Objectives: Goal 1: Cooperate on planning and future development activities with Russell Township and the Township of North Dundas. Objective 1.1: Consult with Russell Township and the Township of North Dundas on future City of Ottawa comprehensive plans for the village. Objective 1.2: Coordinate growth, services, and recreation with Russell Township and the Township of North Dundas.
Goal 2: Foster growth and economic development. Objective 2.1: Promote residential development in keeping with the existing housing form and density of the village. Objective 2.2: Foster growth on the main street. Objective 2.3: Encourage more business services in the village to serve residents and the rural community.
Goal 3: Maintain an attractive and safe community. Objective 3.1: Ensure that development provides pedestrian connections. Objective 3.2: Improve the streetscape on the main street.
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Vision Statement - Metcalfe The vision for the village of Metcalfe is to have balanced moderate growth in population and employment while maintaining the architecture and greenspace that help define the character of this picturesque and friendly heritage community. Metcalfe residents will have access to business services and recreation opportunities located within the village.
Goals and Objectives: Goal 1: Provide for balanced, moderate growth. Objective 1.1: Allow moderate residential growth that is in keeping with the existing character, building sizes, lot sizes and densities. Objective 1.2: Promote residential development in a variety of low-rise housing forms to encourage affordability and choice in housing.
Goal 2: Maintain and enhance greenspace. Objective 2.1: Identify and protect significant greenspace areas in the village from development. Objective 2.2: Enhance existing greenspace and open space areas.
Goal 3: Promote a range of businesses and services. Objective 3.1: Encourage retail and commercial land uses on the two main streets of Victoria Road and 8th Line Road.
Goal 4: Improve recreation, walkability and safety. Objective 4.1: Enhance park areas and connectivity between neighbourhoods within the village. Objective 4.2: Establish traffic calming measures to reduce traffic speeds within the village core.
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Vision Statement - Munster The vision for Munster is to maintain the village as a quiet, close-knit community. There will be little or no growth in the future. Residents of Munster will continue to have access to schools, recreation areas and shopping within the village.
Goals and Objectives: Goal 1: Maintain a quiet and close-knit community. Objective 1.2: Only allow residential growth in keeping with the existing character, building sizes, lot sizes and densities of the village. Objective 1.3: Enhance connectivity between neighbourhoods within the village.
Goal 2: Limit growth within the village. Objective 2.1: Maintain the existing village boundary. Objective 2.2: Maintain the village’s character and identity as distinct from nearby suburban communities. Objective 2.3: Ensure all new development is based on available municipal services.
Goal 3: Maintain schools, recreation areas and shopping within the village. Objective 3.1: Maintain retail businesses and services on the main street. Objective 3.2: Enhance connectivity between the school, recreation areas and shopping areas in the village.
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Vision Statement – Navan The vision for Navan is to remain a rural village where residents of all ages enjoy the peaceful and beautiful natural environment. The community will have ample opportunities for recreation, community events and activities, and thriving local businesses that provide goods and services for residents and visitors. The village will retain its bilingual character and culture while respecting its long history as it grows at a modest pace.
Goals and Objectives: Goal 1: Develop a complete and sustainable community. Objective 1.1: Encourage growth of small businesses and home-based businesses along Trim Road and Colonial Road. Objective 1.2: Allow the village to expand slowly with residential development that respects the character of the village. Objective 1.3: Ensure that development maintains the integrity of surrounding natural areas and preserves groundwater quality and quantity.
Goal 2: Improve walkability and safety. Objective 2.1: Improve pedestrian connectivity and traffic safety and connectivity along Colonial Road, Smith Road and Trim Road through traffic calming measures and increased sidewalks within the village. Objective 2.2: Provide pedestrian-scale street lighting where possible on multi-use pathways, at bus stops and along main streets.
Goal 3: Maintain the village’s rural character and open space. Objective 3.1: Preserve agricultural land surrounding the village. Objective 3.2: Preserve and enhance existing designated open space, parks and recreational facilities through improved connectivity and add more as the village expands.
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Vision Statement – Notre-Dame-des-Champs The village of Notre-Dame-des-Champs abuts the urban area, but the community spans this boundary. The long-term vision is for the village to maintain its character and to expand through comprehensive study of future changes to the urban boundary. In the shorter term, the village of Notre-Dame-desChamps will strive to be safe for pedestrians, community-oriented and respectful of the environment. The village will retain the essence of a rural village within a larger urban context.
Goals and Objectives: Goal 1: Ensure that development is environmentally responsible. Objective 1.1: Avoid the development of areas with a high water table. Objective 1.2: Avoid the development of areas which have natural or ecological significance.
Goal 2: Develop a pedestrian-friendly village. Objective 2.1: Ensure that new development is connected by sidewalks or multi-use pathways. Objective 2.2: Enhance existing pedestrian and cycling connectivity within the village.
Goal 3: Preserve the village identity. Objective 3.1: Establish Navan Road as the village main street with a mix of residential and commercial uses. Objective 3.2: Provide family-oriented services. Objective 3.3: Ensure that the Church and Community Centre remain focal points within the community.
Goal 4: Conduct a future comprehensive planning study to consolidate the Village and the urban parts of the Notre-Dame-des-Champs community. Objective 4.1: Undertake a comprehensive planning process which studies the location of the urban and village boundaries to connect the village residents with the community within the urban boundary. Objective 4.2: Examine carefully the situation and boundaries of Notre-Dame-des-Champs in future comprehensive study of the location of the urban boundary.
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Vision Statement – Osgoode The vision for the village of Osgoode is a vibrant multigenerational village that is clean, safe and supportive of pedestrian and cycling connectivity. Osgoode will experience moderate growth that maintains the character of the village. The village will be self-sufficient and sustainable, with small businesses that serve both residents and visitors along the main street.
Goals and Objectives: Goal 1: Allow the village to grow sustainably in the long term. Objective 1.1: Ensure all new development is serviced by individual well and septic system. Objective 1.2: Preserve groundwater quality and quantity in future development. Objective 1.3: Encourage the development of a variety of housing forms, in keeping with the existing character and density of the village.
Goal 2: Create an attractive and vibrant main street. Objective 2.1: Encourage the development of small local businesses that serve residents and visitors along Osgoode Main Street. Objective 2.2: Promote the development of vacant land and reuse of existing vacant buildings along Osgoode Main Street. Objective 2.3: Develop a village main street gateway feature.
Goal 3: Improve infrastructure for pedestrians and cyclists. Objective 3.1: Improve pedestrian and cycling connectivity through the expansion and maintenance of sidewalks, pathways and cycling networks. Objective 3.2: Introduce sidewalks and pedestrian-scale street lights along Osgoode Main Street.
Goal 4: Provide residents with enhanced recreational opportunities. Objective 3.3: Provide ample recreational facilities, parks and open space for the size of the village, including programming for residents of all age groups.
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Vision Statement - Sarsfield The vision for Sarsfield is a growing village, welcoming to newcomers and ideal for families. The village will have an active mainstreet with commercial and retail activities. Services will be available throughout the village. Residents will be able to walk between neighbourhoods and the village core. Future development will be in keeping with the historic roots and cultural lifestyle of this historic rural francophone community and will protect important groundwater and environmental resources.
Goals and Objectives Goal 1: Provide the conditions to allow the village to grow. Objective 1.1: Encourage growth of the village in the long term westward towards Dunning Road and eastward and south of the cemetery. Objective 1.2: Encourage adaptive reuse, infill and intensification of the former school site and other under-utilized lands in the village.
Goal 2: Create an active main street and allow business services throughout the village. Objective 2.1: Broaden the scale of home-based businesses to allow for a more dynamic use of residences in the village for small scale employment. Objective 2.2: Focus retail and commercial developments in the Village Core area.
Goal 3: Improve Connectivity Objective 3.1: Enhance pedestrian and cycling connectivity in existing neighbourhoods, new neighbourhoods and on the main streets.
Goal 4: Maintain the historic and cultural francophone heritage of Sarsfield. Objective 4.1: Preserve the views of the historic St-Hugues Parish Church through appropriate building height limits and consideration of the viewshed of the church.
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Vision Statement – Vars The Vars vision is for a vibrant, active, rural, and sustainable community that is bilingual and welcoming to all. As a community Vars seeks to: provide a supportive social structure for all in the community; encourage residents to reduce their environmental impact; be a “live, work, and play” community; and preserve the best parts of the community for future generations. Vars will maintain the rural character of the village and its surroundings, and protect its natural beauty, while working to make the community more sustainable and self-reliant so that more people can live, work, and play within the community. Vars will ensure that the community welcomes and supports all who live here.
Goals and Objectives: Goal 1: Maintain the rural character of the village and its surroundings and enhance non-motorized connectivity. Objective 1.1: Establish Rockdale Road as the village main street. Objective 1.2: Increase parkland and recreational space. Objective 1.3: Maintain wetlands and forests in and around the village. Objective 1.4: Improve pedestrian connectivity on Rockdale Road, Buckland Road, and Devine Road.
Goal 2: Encourage moderate economic development. Objective 2.1: Broaden the scale of home-based business uses to allow for more dynamic use of residences in the village for small scale employment. Objective 2.2: Encourage retail and commercial development within the Village Core area. Objective 2.3: Encourage new businesses in the village by providing flexibility of permitted uses.
Goal 3: Encourage the building of sustainable housing to cater to families and seniors of all income levels. Objective 3.1: Ensure that residential growth is consistent with existing housing size, form and density. Objective 3.2: Encourage the adaptive redevelopment and infill of existing serviced neighbourhoods in the village. Objective 3.3: Control development of new residential care homes and expansion of existing residential care homes within the village.
Goal 4: Promote the preservation of agricultural land. Objective4.1: Ensure that future village expansion avoids agricultural land.
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Vision Statement - Vernon The vision for Vernon is a peaceful historic rural residential village, well connected with the city and with an active community, recreational opportunities, and vibrant small businesses and services along the mainstreet. Vernon will be a quiet home for residents who value a balanced lifestyle. Residential areas will be surrounded by the clean and well-protected natural environment.
Goals and Objectives: Goal 1: Protect and enhance the natural integrity of the surrounding environment. Objective 1.1: Limit development to areas that are neither environmentally sensitive nor ecologically, historically or culturally significant. Objective 1.2: Ensure that both the integrity of the natural areas surrounding the village and the village’s groundwater quality and quantity are sustained through appropriate limits to future development. Objective 1.3 Protect the groundwater that provides drinking water to the village.
Goal 2: Continue to increase the level and quality of services and infrastructure within the village. Objective 2.1: Encourage redevelopment of village streets to include sidewalks where appropriate, and redesign Bank Street to feel like a traditional village mainstreet. Objective 2.2: Enhance the quality of internet services.
Goal 3: Provide a variety of local recreational opportunities. Objective 3.1: Provide adequate recreational facilities for the size of the village and programming for residents of all age groups.
Goal 4: Form a complete and growing small community. Objective 4.1: Promote low density residential development within the village boundary, reflecting the character and identity of the village. Objective 4.2: Encourage mixed-use and commercial development along Bank Street. Objective 4.3: Preserve heritage structures within the village.
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Part 2 – General Policies A unique vision for growth and development for each Village 1. Planning for growth, development and redevelopment in Villages will be consistent with the Vision, Goals and Objectives as they are respectively detailed in Section 1 Part 1 of this plan. Suitability and Compatibility 2. Future village development will be limited to lands that are suited for the proposed use. Suitability shall be assessed within the context of compatibility within the community and will avoid negative impacts on the natural and social environment. 3. The following will be addressed in new development proposals to improve the compatibility of development in villages: a. Building heights, setbacks and design; b. The layout and location of parking; c. Landscape elements and features; d. Issues such as noise, lighting, parking, traffic impact and pedestrian linkages; e. Consideration of the design and layout of subdivisions through location of roads, pathways, open spaces and parks so that they reflect historic grid or modified grid patterns rather than suburbanstyle curvilinear patterns; f. Other considerations as defined by the Design Guidelines for the Development of Rural Villages and in the Official Plan. Protection of Agriculture 4. No policy in this plan is intended to limit the ability of existing agricultural uses to continue. Respect for Private Property 5. Illustration of any lands within Village Schedules or Overlays does not imply that the lands are available or open to the public. 6. The City will determine when to purchase lands for public benefit. The inclusion of privately-owned lands within any designation, schedule or overlay in this plan does not in any way obligate the City, Conservation Authority or Province to acquire, compensate or purchase these lands. Clean Water 7. Consistent with Part IV of the Clean Water Act certain land use activities that constitute a Significant Threat to municipal drinking water within Wellhead Protection areas or Intake Protection Zones as defined in Schedule K of the Official Plan may be prohibited. Such restrictions will be detailed in the text and schedules of the Source Water Protection Plan prepared by the Source Water Protection Authority and implemented through zoning provisions and site plan development. Village Institutions Institutions provide for a range of community and emergency uses within the village. The intent of this use is to serve the needs of village residents and the surrounding rural community. Examples include: libraries, schools, emergency services, arenas, community centres, places of worship, museums and medical facilities. By their nature institutional uses generally require additional infrastructure and public services. For this reason a number of additional objectives and policies apply to institutional uses within villages. 8. Institutional uses should, wherever possible, locate within or in close proximity to the Village Core uses in order to provide a focal point for the village and to meet the needs of residents; 9. New institutional uses must not adversely impact adjacent land uses and must respect the character of the surrounding village or rural area;
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10. 10. New Institutional uses have the potential to generate additional vehicular traffic from outside the community and should be located therefore on either a collector or arterial road to minimize the impact on local streets; Residential Care Facilities The City will support efforts to decentralize institutions such as Residential Care Facilities throughout the city and foster a neighbourhood mix. Care must be taken however in ensuring that the communities within which these facilities are located are able to meet the needs of facility residents and the public. Specifically it is the objective of this plan to ensure that Residential Care Facilities meet the enhanced physical, psychological and/or sociological service needs of facility residents and the public. It is acknowledged that in many cases these needs cannot be met within the context of most villages in the City. As a consequence Residential Care Facilities may then, by necessity, be more readily located within the urban area of the City. 11. Residential Care Facilities should, wherever possible, locate in close proximity to the Village Core uses in order to provide a focal point for the village and to meet the needs of residents; 12. Residential Care Facilities must not adversely impact adjacent land uses and must respect the character of the surrounding village or rural area; 13. Residential Care Facilities must meet community and resident needs and contribute to a mix of uses in neighbourhoods. 14. The location of new and expanded Residential Care Facilities must meet the needs of their residents and the community and thus will be based on the availability of: a. Public transportation; b. Community services; c. Emergency services; d. Medical services; e. Social services; f. Parks and recreation facilities; and g. Accessibility for persons with disabilities. Retirement Homes Retirement homes have the objective of meeting the increasing need for housing for seniors in the rural area and in Villages. Location of retirement homes allows residents of communities to age in place and contributes to housing mix and social diversity. 15. Retirement Homes should, wherever possible, locate in close proximity to the Village Core uses in order to encourage walking to nearby community facilities and commercial services and to provide a focal point for the village and to meet the needs of residents; Village Natural Heritage System The Natural Heritage System as defined in the Official Plan is composed of various natural features and may include woodlands, wetlands, watercourses, ravines and other lands within villages that have been identified by City or Province as significant. These features may occur on public and privately-owned lands. The Natural Heritage system provides a valuable contribution to biodiversity and wildlife habitat, control of natural hazards such as flooding and erosion and may be enjoyed by residents for passive recreation. The purpose of the Natural Heritage System is to preserve key natural features within and adjacent to villages for conservation or passive leisure uses. The Official Plan requires that any development within or adjacent to these lands must be assessed in terms of its impact on the Natural Heritage System. For each of the villages in this Plan a map overlay has been prepared showing the general boundaries of the Natural Heritage System. Within the lands illustrated on these maps the following policies apply. Official Plan Consolidation for the City of Ottawa
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16. Consistent with the Official Plan an Environmental Impact Statement is required for any development within or adjacent to the Natural Heritage System. 17. New development and significant re-development will be prohibited within the Natural Heritage System unless an Environmental Impact Statement demonstrates that it will not result in a negative impact. 18. New development and significant re-development will not be permitted in areas of: i. significant habitat of endangered species and threatened species; ii. provincially significant wetlands, iii. fish habitat, except in accordance with provincial and federal requirements; iv. areas that would be rendered inaccessible to people and vehicles during times of flooding hazards, erosion hazards and/or dynamic beach hazards, unless it has been demonstrated that the site has safe access appropriate for the nature of the development and the natural hazard. 19. Additional Natural Heritage System features may be added by amendment to this plan or the Official Plan on the basis of new information such as a subwatershed study or Environmental Impact Statement. 20. Uses that do not adversely affect the natural characteristics of the area, such as open air recreation, scientific, educational, or conservation uses associated with the environmental features; agriculture operations established at the time of adoption of this Plan; or forestry as defined by the Forestry Act will be permitted, subject to other policies in this Plan. Parks 21. Public Parks will be permitted in all land use designations; Roads Conceptual roads have been identified in the Official Plan and on many of the Village Schedules. Many of these conceptual roads were established in the original township plans and have been carried forward into this plan. 22. Based on the conceptual location of future roads detailed design and alignment of the road networks will be established through future applications to develop these lands. 23. Ottawa Road 174 is a busy rural arterial road that traverses the northern edge of the village of Cumberland. The speed and volume of traffic create safety issues for vehicles turning to/from existing driveways and streets accessing this roadway. No new development will be permitted on lands abutting Ottawa Road 174 if new direct access to the roadway is proposed. Development may be permitted on adjacent lots if site access is obtained by way of Old MontrĂŠal Road, other existing or proposed new public streets, or, subject to City approval, via a proposed service lane or shared laneway with existing development. In the long term, public streets and private driveways that at present access Ottawa Road 174 may be subject to consolidation or relocation of access points if at some future date roadway modifications occur. [carried forward from OPA 76]
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Part 3- Land Use Designations This section of the plan presents the objectives and policies for land use designations in the following village: Ashton Burritt’s Rapids Cumberland Carlsbad Springs Dunrobin Fallowfield Fitzroy Harbour Galetta Kars Kenmore
Kinburn Marionville Metcalfe Munster Navin Notre Dame des Champs Osgoode Sarsfield Vars Vernon
The objective and policies for each land use designation should be read in conjunction with the goals, objectives, policies, schedules and overlays in other parts this plan and the Official Plan. There is no implied order to the numbering of policies.
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Village Core The objective of lands within the Village Core designation is to be the social centre and economic focal point for the village and surrounding community. The character of the Village Core reflects the historical and cultural roots of villages as the centres of commerce, housing and culture in the rural area and the future of villages as prosperous, connected communities. The Village Core is intended to accommodate a range of pedestrian-oriented uses and on-street vehicle parking to support mixed-use, higher density residential, retail, commercial, employment and institutional uses. Within a village the greatest density of residential and commercial uses will be found in the Village Core designation. Village Core development proposals should reflect the village’s historical and cultural identity and enhance the community’s social and economic focal points. This plan encourages a mix of individual uses and mixed-use buildings to ensure the Village Core continues to function as a dynamic centre for the village. 1. Uses in the Village Core permitted are: o Retail, o Residential o Commercial, o Employment uses, o Institutional uses, o Mixed-Use, o Residential Care Facilities, o Retirement Homes Home-based businesses consistent with those permitted in the Village Residential - Enterprise Designation 2. Development is permitted up to 4 stories in height. 3. In order to encourage a walkable Village Core and to protect the character of the villages, clustering of small scale retail, mixed use and commercial buildings will be encouraged. 4. The individual occupancy of a retail use shall not exceed a gross lease-able area of 2,500 square metres. 5. Consistent with the Design Guidelines for the Development of Rural Villages, efforts should be made to integrate existing structures into new development. New or renovated buildings should be designed to complement the existing village streetscape.
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Village Residential The objective of the Village Residential designation is to define residential neighbourhoods composed predominantly of detached housing. The Village Residential designation areas will permit a variety of dwelling types and lot sizes to provide for the needs of residents of all ages. Particular emphasis must be made to ensure housing is available for young people starting out and for residents who wish to age in their same community. In communities with municipal water and wastewater services the Village Residential designation will allow for a greater density of development and a greater variety of housing forms. Policies 1. Uses permitted in the Village Residential designation will be primarily low-density residential and bed and breakfast establishments; 2. The predominant use of land in the residential designation will be for detached dwellings, duplex or semi-detached residential dwellings. 3. Multi-unit residential development may be permitted in accordance with the Official Plan and the following considerations: a. Designed and located in such a manner as to be compatible with the surrounding uses; this will include considerations such as but not necessarily limited to servicing, parking, lighting, form, height, landscaping, massing and facade; b. The development should be located with direct access to designated Arterial or Collector Roads or should have access to such roads without passing through areas predominantly characterized by detached dwellings; c. Adequate buffers, landscaping and screening will be provided adjacent to detached dwellings and non-residential uses; d. Applicable council-approved design guidelines; e. Availability of services. 4. Residential infilling on vacant land is encouraged within existing residential areas. The built form, massing and profile of new housing shall be integrated and compatible in design with existing housing. The Design Guidelines for Low-Medium Density Infill Housing and the Design Guidelines for the Development of Rural Villages will also be referred to when evaluating new proposals for infill development.
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Village Residential - Enterprise The objective of the Village Residential - Enterprise designation is to identify residential areas that can include small-scale home-based business activity at a scale larger than the Village Residential designation and that contributes to the character and economic vitality of village life. More intensive use of residential properties for home-based businesses has historically been a characterdefining element of villages. These home-based businesses foster economic activity, support employment in the village, offer flexibility for dual-income families, reduce the necessity of trips to the urban area, and help build community identity. Many businesses begin as small home-based operations. By fostering more of these businesses villages and their residents benefit not only economically but socially. The Village Residential - Enterprise designation defines areas in proximity to the village core or on main streets where a diversity of home-based businesses can provide necessary services to residents of the village and the surrounding rural area. Within the Village Residential - Enterprise designation home-based businesses typical of an active rural village atmosphere will be permitted as-of-right. The Village Residential - Enterprise designation is intended to ensure that villages remain active places with a scale of economic activity distinct from the city and suburbs. Nevertheless Village Residential - Enterprise is a residential land use designation. Commercial or industrial uses, and uses requiring outside storage will be not permitted and are directed to other land use designations within the village and in the rural area. Policies 1. Uses permitted in the Village Residential - Enterprise will be the same as the Village Residential designation with the addition of expanded home-based businesses, Residential Care Facilities, and Retirement Homes. 2. The implementing Zoning By-law will permit a scale of home-based businesses that is generally greater than that permitted in Village Residential areas. 3. Criteria to ensure that home-based businesses are compatible with neighbouring residential uses will be set out in the implementing Zoning By-law. Considerations may include but are not necessarily limited to: o Predominant use of the dwelling must be residential; Availability of adequate servicing, parking, landscaping, lighting, form, height, massing and facade; o No outside storage; o Activities associated with the operation of a home-based business must occur indoors; o Sales (excluding mail orders and telemarketing) will be limited to products produced on premises; o The operators of the home-based business must reside on-site, must be present while the business is in operation, and must consider its potential impacts on the neighbours, so as to maintain compatibility with nearby residential uses; o The permitted number of clients; o Number of employees; o Maximum floor area of the home based business and; Use of an accessory building will be permitted subject to a maximum floor area based on size of dwelling on the property.
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V o l u m e 2C – Consolidated Villages Secondary Plan
Village Commercial Within the villages there are certain commercial uses that are better suited to larger sized parcels of land outside of the village core area. These uses by the nature of their activity require larger parcels of land to accommodate travel by automobile, outside storage of construction materials, sale of landscaping materials, or other service-related facilities. Within Villages uses such as these will be directed to the Village Commercial designation. The objective of the Village Commercial designation is provide a wide range of goods and services to village residents and the surrounding rural community. Village Commercial uses are intended to augment businesses in the village by attracting new development of a scale and type not compatible with the more constrained parcel sizes and walkable character of the Village Core. Policies 1. Uses in the Village Commercial include: • Retail and hospitality services for the traveling public such as automobile service stations, gas bars and restaurants; • Retail and Commercial uses which require larger land areas or accessory outside storage, such as; i. a building supply store ; ii. animal hospitals; iii. greenhouse; iv. construction products and services; v. farm equipment and similar agriculture-related uses; vi. warehousing and; vii. warehouse with accessory display and sales area. 2. In order to encourage growth and redevelopment in the Village Core uses in the Village Commercial designation should not exceed greater than 2,500 square metres of gross leasable area. Nevertheless the City may contemplate a Zoning By-law amendment for retail uses greater than 2,500 square metres of gross leasable area provided they do not have an adverse impact on the viability of the similar activities in the Village Core. In addition to requirements for a Zoning By-law amendment the City may require a market study, prepared by a credible expert in the field of market studies, to demonstrate that the development will not have an adverse impact on the Village Core. 3. Indiscriminate location of single commercial uses is discouraged and wherever possible clustering of compatible commercial uses will be encouraged. 4. Village Commercial development proposals will demonstrate compatibility with the character of the village.
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V o l u m e 2C – Consolidated Villages Secondary Plan
Village Industrial The objective of the Village Industrial designation is to define areas within villages where light industrial uses may occur. A distinction is made between Light Industrial uses which involve the manufacturing of finished materials or parts from previously prepared materials and Heavy Industrial uses which involve the manufacturing or processing of products from raw materials or the production and storage of flammable, explosive or other hazardous materials. Within villages Light Industrial uses will be permitted but Heavy Industrial uses will not be permitted and are directed to other lands as defined in the Official Plan. The reason that Heavy Industrial uses will not be permitted is because they may generate noise, dust, fumes, small particulates, odours, or vibration and may also include the storage and use of chemicals, and processes that are potentially hazardous and noxious. Villages are generally too small to provide a sufficient buffer for such uses. Additionally heavy industrial uses may also require servicing infrastructure to support their enhanced energy, transportation, water, emergency services and/or employment needs. The infrastructure needs of heavy industry cannot normally be met within the more limited servicing scope of a village. A particular consideration for the city is the potential threat to public health that arises from the location of industrial activities in proximity to municipal drinking water supplies. Industrial uses may pose a risk to drinking water when located within wellhead protection areas or intake protection zones as illustrated on Schedule K of the Official Plan. New industrial uses and expansions of existing industrial activities therefore will be directed towards lands outside of wellhead protection and intake protection zones. Policies 1. Permitted uses in the Village Industrial designation are: light industrial uses such as manufacturing, factory or assembly-line processes using previously prepared materials, warehouses, storage yards and other compatible uses such as commercial or office uses accessory to the main industrial uses. 2. Heavy industrial uses will not be permitted in villages. 3. Development or redevelopment of industrial uses that may pose a significant threat to public and private drinking water supplies may not be permitted. The definition of specific land uses for restriction or prohibition will be identified in Source Water Protection plans prepared under the Clean Water Act. Wellhead protection and intake protection zones as illustrated on Schedule K of the Official Plan. 4. Pit, quarry and asphalt operations will not be permitted in villages and are directed to other areas of the city as defined in the Official Plan. 5. Lands in the Village Industrial designation shall have direct access to an arterial/collector road, Provincial highway or designated truck routes of sufficient capacity to accommodate the traffic volumes projected to be generated by activity in the area. 6. The review of applications for site plan control approval for industrial uses must ensure that adjacent non-industrial land uses are not affected. Considerations may include but are not necessarily limited to: a. Building and site design considerations; b. Berming and fencing; c. Landscaping and lighting; d. Adequate buffering in the form of a strip of land devoted for soft landscaping will be provided around any Industrial site to minimize the impact on surrounding development; and e. Additional setbacks in accordance with Ministry of Environment guidelines and good planning.
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V o l u m e 2C – Consolidated Villages Secondary Plan
Village Parks and Open Space The objective of the Village Parks and Open Space designation is to define areas within villages that provide or may provide for a variety of active and passive recreational uses and may include playgrounds, community centres, arenas, fair grounds, sports fields, museums, waterfront, beaches, picnic areas, nature trails, conservation lands or other public lands. Village Parks and Open Space areas may also function to connect neighbourhoods within a village through walkways, cycle paths or a trail system. Policies 1. Uses in the Village Parks and Open Space designation include: active and passive recreational uses, community centres, fairgrounds, museums, cemeteries and related and compatible uses. 2. Village Parks and Open Space areas for active recreational uses should be level and accessible by pedestrians and vehicles. Such lands are usually obtained as a condition of development approval. 3. Village Parks and Open Space lands may be used for the development of active and passive recreation facilities depending on the needs of the community as established by the City. Prior to the transfer of lands to the City, certain conditions of conveyance will be required to be met including such matters as site grading, park servicing, and, the provision of walkways and fencing. 4. New Village Parks and Open Space areas should be located along village mainstreets or secondary streets near Village Residential, Village Residential - Enterprise and Village Core areas and should be easily accessible by pedestrians and cyclists. 5. In approving plans of subdivision, the city shall consider requiring a walkway and bicycle path system to be developed so that an integrated open space network may be created. Where possible, walkways and/or bicycle paths should be located along watercourses, hedge rows and other natural boundaries or along Collector Roads. 6. The inclusion of privately-owned lands within the Parks and Open Space designation does not obligate the City, Conservation Authority or Province to acquire, compensate or purchase these lands. 7. Unless specifically identified as a public space (i.e. Park or trail) illustration of th
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Village Greenspace The objective of the Village Greenspace designation is to identify areas within villages that provide a valuable contribution to biodiversity and wildlife habitat, are assessed as having a high environmental value by the City, Conservation Authority, or Province, or are constraint lands because their physical characteristics and location have been identified as a risk for the loss of life, injury, property damage, or social disruption if developed. These environmental constraints to development may be natural hazards such as flood plains and unstable soils or hazards that result from human activity such as contaminated sites and mine hazards. Because of the constraints on these lands development or redevelopment will not generally be permitted in this designation. It should be noted that this designation does not encompass all natural hazard or natural heritage elements that are present within the village. Other elements may be located on the Village Natural Heritage System schedule, Schedule K of the Official Plan or in Conservation Authority schedules illustrating the floodplain or regulation limit under the Conservation Authorities Act. It is anticipated that lands will be added to this designation overtime through the development application process. The Village designation includes various lands defined or designated by the Province, City or Conservation Authority as: a. A Provincially Significant Wetland or Wetland Complex as designated on Schedule A of the Official Plan; b. Areas of Natural and Scientific Interest – including Candidate Areas; c. Significant Woodland; d. Wetlands associated with a Significant Woodland; e. Significant Valleyland; f. Significant Wildlife Habitat; g. Habitat for Species at Risk; h. Fish Habitat i. Flood Plain; j. Natural Corridors and Linkage features k. Dynamic Beach; or l. Areas of Unstable Soil. Policies 1. New development or significant redevelopment is discouraged in and around lands designated Village Greenspace. 2. Any proposal for development or redevelopment within Village Greenspace will require an Environmental Impact Statement as defined in the Official Plan. 3. New development or significant redevelopment will not be permitted in: a. A Provincially Significant Wetland or Wetland Complex; b. Significant Habitat for threatened species or endangered species; c. Fish Habitat except in accordance with Provincial and Federal requirements; d. Areas that would be rendered inaccessible to people and vehicles during times of flooding hazards, erosion hazards or dynamic beach hazards unless it has been demonstrated to the satisfaction of the Conservation Authority and City that: i. The site has safe access appropriate to the natural hazard; ii. The development and site alteration can occur in accordance with floodproofing standards; iii. New hazards are not created and existing hazards are not aggravated; and iv. No adverse environmental impacts will result. 4. Lands within the Village Greenspace designation may be dedicated to the City for passive recreational use but such lands will not generally be considered part of the parkland dedication requirement. Official Plan Consolidation for the City of Ottawa
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V o l u m e 2C – Consolidated Villages Secondary Plan
5. The boundary of Village Greenspace designation will be corroborated by the City and then surveyed by the applicant as part of a complete application. 6. In determining if further investigation is required in the event an environmental constraint is identified; the policies in the Official Plan shall apply when considering development in the village. 7. Construction or Development within the Village Greenspace designation may require a permit issued under the Conservation Authorities Act.
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V o l u m e 2C – Consolidated Villages Secondary Plan
Village Mobile Home Park The objective of the Village Mobile Home Park designation is to recognize existing mobile home parks and to define requirements for new or expanded mobile home parks within villages. Policies 1. Permitted land uses will be mobile homes and accessory uses such as a private park for use of the residents and related buildings such as a laundromat and/or office for the mobile home park. 2. New Mobile home parks will only be allowed through an amendment to the Official Plan. 3. Prior to the development of any new or the expansion of an existing mobile home park, the City will require that consideration be given to matters as outlined in the Official Plan including the following considerations: a. The provision of an on-site park with recreational facilities for the use of park residents; b. The construction and maintenance of the internal private roads to a standard acceptable to the municipality; c. The details of proposed water and sewer servicing of the development having regard to Ottawa Official Plan and the Rural Infrastructure Master Plan; d. Compatibility with adjacent existing or future land uses; and, e. Village dwelling unit capacity numbers, if applicable. f. Connectivity to the remainder of the village.
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V o l u m e 2C – Consolidated Villages Secondary Plan
Part 4- Village Land Use Schedules and Natural Heritage Systems Overlays Village Land Use Schedules This section of the plan presents the land use schedules that illustrate the land use designations that apply within each of the villages. Ashton (Schedule A-1) Burritt’s Rapids (Schedule B-1) Carlsbad Springs (Schedule C-1) Cumberland (Schedule D-1) Cumberland (Schedule D-3) Dunrobin (Schedule E-1) Fallowfied (Schedule F-1) Fitzroy Harbour (Schedule G-1) Galetta (Schedule H-1) Kars (Schedule I-1) Kenmore (Schedule J-1) Kinburn (Schedule K-1) Marionville (Schedule L-1) Metcalfe (Schedule M-1) Munster (Schedule N-1) Navan (Schedule O-1) Notre-Dame-Des-Champs (Schedule P-1) Osgoode (Schedule Q-1) Sarsfield (Schedule R-1) Vars (Schedule S-1) Vernon (Schedule T-1) Official Plan Consolidation for the City of Ottawa
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V o l u m e 2C – Consolidated Villages Secondary Plan
Natural Heritage System Overlays This section of the plan presents the natural heritage system overlays. These schedules provide more detail on the general boundaries of features as they are defined in the Official Plan. Ashton (Schedule A-2) Burritt’s Rapids (Schedule B-2) Carlsbad Springs (Schedule C-2) Cumberland (Schedule D-2) Dunrobin (Schedule E-2) Fallowfied (Schedule F-2) Fitzroy Harbour (Schedule G-2) Galetta (Schedule H-2) Kars (Schedule I-2) Kenmore (Schedule J-2) Kinburn (Schedule K-2) Marionville (Schedule L-2) Metcalfe (Schedule M-2) Munster (Schedule N-2) Navan (Schedule O-2) Notre-Dame-Des-Champs (Schedule P-2) Osgoode (Schedule Q-2) Sarsfield (Schedule R-2) Vars (Schedule S-2) Vernon (Schedule T-2)
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V o l u m e 2C – Secondary Plan Villages
Preamble Villages are a distinct form of community. Far from being suburbs, bedroom communities or exurban country lot subdivisions, villages have and will continue to have their own commerce and business services, employment, agriculture, education, recreation and housing. This plan supports a distinct form of all these uses in villages. Villages are also intended to be places for economic development, where dynamic village centres can develop and be maintained and where home-based businesses thrive to fill the scale of needs in the community.
Introduction Secondary Plans are supplementary Official Plan documents that are prepared as necessary by the City to provide a detailed policy framework for addressing planning issues and applications in specific areas of the City. This plan is intended to reinforce the planning principles and policies of the Official Plan while giving recognition that villages are a distinctive form of community based on a rich cultural heritage. This plan will preserve this character and the identity of each village while facilitating the orderly redevelopment of existing neighbourhoods and the efficient and appropriate development of vacant or underutilized land. This section of the secondary plan applies only to the following villages with the City of Ottawa (as designated in Schedule A of the Official Plan). Ashton Kinburn Burritt’s Rapids Marionville Cumberland Metcalfe Carlsbad Springs Munster Dunrobin Navin
Fallowfield Notre Dame des Champs Fitzroy Harbour Osgoode Galetta Sarsfield Kars Vars Kenmore Vernon
General Notes on the Plan Throughout this plan there are many policies, goals and objectives. The plan is intended to be read and interpreted in its entirety and there is no implied order in the numbering of statements.
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Preface
Official Plan Volume 2C - Village Plans This is a consolidation of the Volume 2C of the Ottawa Official Plan as adopted under by-law 203 of 2003 by Ottawa City Council on 14 May 2003. This consolidation incorporates the text language changes to the Secondary Plans as approved by Ottawa City Council. This consolidation is provided for convenience only. Reference should be made to the original certified documents which are on file with the City Clerk. Plans are available in both HTML and PDF. Please refer to the PDF versions for printing.
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V o l u m e 2C – Village Plans
Table of Contents
Volume 2C – Village Plans Former City of Cumberland Official Plan................................................ 1 Cumberland, Navan, Notre Dame des Champs, Sarsfield, Vars.................................................................1 3.3 Villages ............................................................................................................................................2 3.4 Specific Village Features .................................................................................................................3 3.4.1 Village of Cumberland............................................................................................................3 3.4.2 Village of Navan .....................................................................................................................3 3.4.3 Village of Notre Dame Des Champs ......................................................................................3 3.4.4 Village of Sarsfield .................................................................................................................3 3.4.5 Village of Vars ........................................................................................................................4 3.5 Village Designations ........................................................................................................................6 3.5.1 Village - Residential ...............................................................................................................6 3.5.2 Village - Mobile Home Park ...................................................................................................6 3.5.3 Village - Mixed Use ................................................................................................................7 3.5.4 Village - Community Commercial...........................................................................................8 3.5.5 Open Space ...........................................................................................................................8 3.5.6 Natural Environment Area (A) in Villages ..............................................................................8 Schedules - Village Plan - Former City of Cumberland
Former City of Nepean Official Plan........................................................ 1 2.7 Fallowfield Village............................................................................................................................1 2.9 Manotick Village ..............................................................................................................................1
Former Township of Goulbourn Official Plan ........................................ 1 Ashton, Munster, Richmond.........................................................................................................................1 Section 3 - Development Strategy.........................................................................................................2 3.2.3 Richmond ........................................................................................................................2 3.2.4 Munster............................................................................................................................3 3.2.5 Ashton..............................................................................................................................3 3.3 Holding Zone.............................................................................................................................3 Section 5 - Residential and Housing .....................................................................................................5 5.2 Residential ................................................................................................................................5 5.4 Non-Residential Uses ...............................................................................................................7 5.5 Mobile Home Park.....................................................................................................................9 Section 6 - Commercial and Industrial Areas ......................................................................................10 6.2 Commercial Area Designations ..............................................................................................10 Section 10 - Environmental Management ...........................................................................................16 10.4 Natural Environment .............................................................................................................16 Schedules – Village Plans – Former Township of Goulbourn
Former Township of Osgoode Official Plan ........................................... 1 Kenmore, Marionville, Metcalfe, Osgoode, Vernon .....................................................................................1 3.17 Residential Development ........................................................................................................2 3.17.5 Residential Uses in Villages, Hamlets and Existing Clusters of Development....................2 4.1 Hazard Lands ..................................................................................................................................3
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Table of Contents 4.7 Industrial ..........................................................................................................................................5 4.8 Highway Commercial.......................................................................................................................6 4.10 Community Core............................................................................................................................7 4.11 Residential .....................................................................................................................................8 4.12 Open Space...................................................................................................................................9 6.13 Housing Policy.............................................................................................................................11 Schedules – Village Plans- Former Township of Osgoode
Former Township of Rideau .................................................................... 1 Burritt's Rapids, Kars....................................................................................................................................1 3.7 Village Development (Kars).............................................................................................................2 3.7.1 General Policies .....................................................................................................................2 3.7.4 Village of Kars ........................................................................................................................4 5.6 Constraint Areas..............................................................................................................................5 5.8 Open Space.....................................................................................................................................8 5.11 Residential ...................................................................................................................................11 5.13 General Commercial....................................................................................................................13 Schedules – Village Plans – Former Township of Rideau
Manotick Official Plan Amendment #3 (Former Township of Rideau)……………………………………………… 1 Manotick Official Plan Amendment #3 Former Township of Rideau Official Plan .......................................1 Part A. The Preamble...................................................................................................................................2 Part B - The Amendment .............................................................................................................................4 3.7.2 Village of Manotick .......................................................................................................................4 3.7.2.1 The Community's Vision for Manotick.................................................................................5 3.7.2.2 Plan Objectives ...................................................................................................................6 3.7.2.3 Growth Management ..........................................................................................................8 3.7.2.4 The Village Core ...............................................................................................................11 3.7.2.5 Housing in the Village .......................................................................................................21 3.7.2.6 Village Employment Areas................................................................................................23 3.7.2.7 Village Community Services and Institutional Uses..........................................................24 3.7.2.8 Village Open Space and Recreational Areas ...................................................................25 3.7.2.9 Village Utilities and Servicing............................................................................................27 3.7.2.10 Village Streets, Transportation and Transport ................................................................31 3.7.2.11 Village Environmental Management ...............................................................................33 3.7.2.12 Village Heritage Conservation & Design Guidelines .....................................................34 3.7.2.13 Village Plan Implementation ...........................................................................................36 Schedules – Village Plans- Manotick
Former Township of West Carleton Official Plan................................... 1 Dunrobin, Fitzroy Harbour, Galetta, Kinburn................................................................................................1 6 Specific Land Use Policies .................................................................................................................1 Schedules – Village Plans – Former West Carleton
North Gower Secondary Plan .................................................................. 1 1.0 Introduction ......................................................................................................................................1 2.0 Planning Area ..................................................................................................................................1 Official Plan Consolidation for the City of Ottawa
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Table of Contents 3.0 Vision, Goals and Objectives...........................................................................................................1 3.1 Vision ........................................................................................................................................1 3.2 Goals and Objectives ................................................................................................................2 4.0 Land-use Designations....................................................................................................................3 4.1 Residential ................................................................................................................................4 4.2 Village Centre............................................................................................................................5 4.3 Local Commercial .....................................................................................................................6 4.4 Highway Commercial ................................................................................................................6 4.5 Future Commercial....................................................................................................................7 4.6 Institutional ................................................................................................................................7 4.7 Industrial....................................................................................................................................7 4.8 Open Space ..............................................................................................................................8 4.9 Agriculture .................................................................................................................................8 5.0 Parks and Open Space Plan ...........................................................................................................9 6.0 Multi-Use Pathway Plan ..............................................................................................................10 7.0 Village Centre, Heritage and Design .............................................................................................12 7.1 Village Economic Development .............................................................................................14 8.0 Stevens Creek, Servicing and Infrastructure................................................................................14 8.1 Stevens Creek........................................................................................................................14 8.2 Servicing and Infrastructure ...................................................................................................15 9.0 Implementation .............................................................................................................................16 9.1 Monitoring ...............................................................................................................................19 Schedules – North Gower Secondary Plan
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V o l u m e 2C – Village Plans Fallowfield, Manotick
Former City of Nepean Official Plan Extracted from the Official Plan of the former City of Nepean
2.7 Fallowfield Village a. Council believes that Fallowfield Village has potential for limited growth in order to achieve a more complete and balanced village community and to provide an alternative form of rural housing. b. Fallowfield is at present a village of approximately 120 residential dwelling units and three churches. The limits of the village have been identified on Ottawa Official Plan - Schedule A. The total number of residential dwelling units projected for the Village is 150. Due to surrounding land use constraints which include high quality agricultural land (to the west and south) and neighbouring quarry and groundwater recharge areas (to the east), Council does not anticipate any further expansion of Fallowfield Village beyond the limits identified on Ottawa Official Plan - Schedule A. Any proposal to expand the village boundary must satisfy relevant Official Plan policies. Any commercial development within the village shall be small in scale and limited to uses such as a general store which serves primarily village residents. Any such use shall only be permitted by exception to the implementing zoning by-law.
2.9 Manotick Village a. Council has conducted a special study to determine the most appropriate limits of growth within the portion of the Village of Manotick located in the former City of Nepean. The lands bounded by Mud Creek, Ottawa Road #8 and Ottawa Road #13 are felt to be the most appropriate limits of development based on Mud Creek forming a natural division between Village and Rural uses, in addition the lands form a natural rounding off of the Village. b. Council intends that future plans of subdivision for these lands be compatible with the overall plans for the Village of Manotick wherever possible. Development shall not proceed on the lands designated "MV Manotick Village" on Ottawa Official Plan Schedule A, Policy Plan, until such time as a Master Drainage Plan and a Servicing Study to determine the best methods of providing water, and sanitary sewage treatment to the village expansion areas has been concluded.
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V o l u m e 2C – Village Plans Manotick
Manotick Official Plan Amendment #3 Former Township of Rideau Official Plan Extracted from the Official Plan of the former Township of Rideau.
Part A - The Preamble Manotick is a community located on the south edge of Ottawa's urban area. The growth and development of the Village is governed, in part, by the former Township of Rideau Official Plan. Township Council approved this Plan in 1992. It was subsequently approved by the Regional Municipality of OttawaCarleton in 1995, subject to certain modifications, deferrals and one referral. One of the policies of the former Township of Rideau Official Plan is to carefully control the rate of growth in the Township's villages, which includes the Village of Manotick, to ensure that "the present nature of these Villages is not destroyed by rapid expansion". The Plan also indicates that a Secondary Plan will identify specific growth areas for future residential development, the phasing of development, and the housing mix in the Village using criteria specified in the Official Plan. These criteria were listed in Sections 3.7.2.2, 3.7.2.3 and 3.7.2.4 of the Official Plan. It is these Sections of the Plan, however, that were deferred "until such time as Rideau Township completes a Secondary Planning exercise for the Village of Manotick including a detailed Servicing Options Study, and a Master Stormwater Drainage Plan to the satisfaction of the appropriate agencies". The Township undertook the required secondary planning exercise in 1997 and completed the Manotick Servicing Options Study and A Plan for Manotick.
Manotick Servicing Options Study: The Manotick Servicing Options Study, prepared in 1997 for the Township of Rideau by Robinson Consultants Inc., indicated that there are a number of alternatives to supply treated water to the Village, and to dispose of the Village's wastewater. The water supply alternatives included a communal well system, an extension of the central, water system, a water treatment plant in Manotick, an elevated storage tank, or a second supply from the central system. The study did indicate a preference to connect to the central supply system using an existing main that terminates in the Village core. It was also indicated that the supply main should be supplemented by a storage reservoir and pumping station in Manotick, an elevated storage tank, or a second supply main from the central system. The wastewater disposal options examined included subsurface disposal systems, a communal system with subsurface disposal, and the pumping of untreated wastewater to the central system for treatment and disposal. Continued use of private individual treatment units for new development was not considered an option for Manotick although it was recognized that many of the existing systems, particularly on large lots, are performing reasonably well and can be expected to do so for a significant period of time. The preference of the study was a conventional gravity sewer within Manotick connected to the central system by a pumping station and force main.
A Plan for Manotick: In the fall of 1997, A Plan for Manotick was presented to Township Council that identified specific growth areas for future residential development, and a proposed housing mix in the Village, along with a number of associated policies to guide the future growth and development of Manotick. The Plan incorporated the recommendations of the Manotick Servicing Options Study. The proposed Plan anticipated a population Official Plan Consolidation for the City of Ottawa
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V o l u m e 2C – Village Plans Manotick within the existing Village limits, when fully built, of approximately 8,880 people housed in 3,092 dwelling units. This was referred to as the "design capacity" of the Plan. The "design capacity" was not a population projection and the Plan did not indicate when this population might be achieved. The Plan was recommended for adoption as Official Plan Amendment (OPA) #2 of the Township of Rideau Official Plan.
The Manotick Secondary Plan Advisory Committee: The community did not support the approval of A Plan for Manotick when it was presented to Council and suggested it needed further consideration by the residents and businesses of the Village. In response, Council created the Manotick Secondary Plan Advisory Committee, a group of ten citizens, with a mandate "to review the draft OPA and make specific recommendations to the Township's Committee of the Whole". During their review of OPA #2, the Committee determined that a better understanding of the growth prospects facing the Village was needed. Specifically, population, housing and job projections for Manotick to the year 2021 were seen as essential. The results of the Committee's research were documented in the Manotick Community Profile which were presented as a series of growth scenarios for the years 2006, 2011 and 2021. These findings were presented to the residents of the Village at an open house and workshop which provided an opportunity for the community to further discuss their ideas for the future growth and development of Manotick.
The Manotick Community Planning Quest: At the workshop, participants were presented with a document called The Manotick Community Planning Quest. The aim of The Quest was to get a sense from the community of their vision of Manotick's future (i.e., the kind of place they want it to become) through a series of questions and exercises that dealt with such topics as the density of development, the mix of single family housing types, the rate of growth, and the placement of housing, shopping facilities and other business uses in the Village. Although the workshop participants did not always reach consensus on the detail of each issue, a vision for the future of Manotick did evolve from this exercise. In summary, the community indicated that: • • • • • • • •
the Village should grow, but at a conservative rate; the type of housing should be in keeping with what is there today; commercial activities should remain separate from housing and those commercial activities should be located in the core; areas of environmental interest should be conserved; the physical and social heritage of the community - the Mill, the Village spirit and rural ambience should be preserved; new investment should be directed to the core to improve the community's economic base; and, the growth that will be required to accomplish this should be well managed. The responses to this exercise, along with the studies that preceded it, helped craft a vision for the future of Manotick, and a growth management strategy. The Manotick Secondary Plan Advisory Committee also used the results of The Quest to help them define a series of objectives for the Secondary Plan.
An Amendment to the Servicing Options Study was adopted by Rideau Council to support the Official Plan and the community vision for Manotick. This document is the guide to the long-term growth and development of the Village of Manotick, based on a vision of the Village that the residents of Manotick hold. This document also provides guidelines for dayto-day decision making on land use planning. Official Plan Consolidation for the City of Ottawa
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Part B - The Amendment 3.7.2 Village of Manotick 3.7.2.1 The Community's Vision for Manotick This is the Village the residents of Manotick want for their children. It is a simple word picture that attempts to capture what the residents and businesses of the Village see as the kind of place they want Manotick to become. Many of the pieces of this Vision exist today, but not all. The Vision, together with the Plan Objectives which follow in Section 3.7.2.2, provide the context within which to interpret the policies of this Plan. Manotick is a lively and welcoming Village. Each day of the week the core of the Village is alive with Villagers shopping, or socializing with friends and neighbours. The core has evolved from its early beginnings as a working class neighbourhood surrounding a gristmill, to an area recognized for its historic relevance, its pedestrian friendly environment, and as a place of commerce. Main Street is lined with unique storefronts and business outlets that support the day-to-day needs of Manotick's residents. The Village's built heritage has become one of its defining elements. New buildings that have been erected in the core acknowledge this past in their scale, form and character. This, along with its natural setting adjacent the Rideau River, has provided a coherence to the Village that makes it an attractive and interesting place. The Village core is also home to seniors, professionals, young families and recent graduates. Some of these people have chosen to live in the former houses of the mill workers. Others have taken up residence in one of the newer townhouses or walk-up apartments. With piped services, these infill developments have taken over land that was at one time needed for private septic systems. From the Village core, bicycle paths and walking trails lead to an interconnected network of open spaces, many framing the watercourses that meander though these areas. Beyond, the paths and trails lead to the established neighbourhoods on Long Island and the newer residential areas of Manotick. West of Mud Creek where there is an estate atmosphere, the houses are situated on large lots along winding streets, many backing onto environmental preserves. Adjacent and bordering these areas are somewhat smaller houses not unlike those found on Long Island. This combination of single family housing, along with the infill development of townhouses and walk-up apartments in the Village Core, has made the community affordable to a broad range of households with varying incomes. The development of these new residential areas has meant that the Village has experienced growth. But the growth and development has occurred at a gradual rate so that the community spirit and the essential character of the Village have been kept. The Village has grown and flourished. It has welcomed new residents who have brought new life and ideas to community activities and reinforced the spirit of the Village.
3.7.2.2 Plan Objectives Throughout the various meetings and workshops with the residents and businesses where the future of Manotick was being discussed, the community was clear on how they saw the Village evolving, and what role the Official Plan was to play in the process of guiding the Village's future growth and development. They also saw the need to clearly spell out these objectives so that there would be a context within which informed decisions could be made when dealing with such issues as the Village's land use planning, development, conservation of its heritage and environmental resources, and the future provision of
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V o l u m e 2C – Village Plans Manotick municipal infrastructure. The following section details those objectives. It is these objectives that are the foundation of the policies of this Plan.
A. Primary Objective Preserve and Maintain the Existing Quality and Character of Life The primary objective is to preserve and maintain the quality and character of life enjoyed by the people who live or work in Manotick. The secondary objectives of this Plan, which are set out below, are not all of equal importance. Unless implementation of these secondary objectives conforms to this primary objective, the primary objective is to prevail.
B. Secondary Objectives The secondary objectives of this Plan are: 1. Federal, & Provincial Policies To have regard to Federal, Provincial policies inasmuch as they apply to a Village; 2. Rideau Official Plan To provide policies to conform with the Ottawa Official Plan; 3. Periodic Review To provide for the periodic review of this Plan and its performance not less frequently than each five (5) years and to take action as deemed appropriate where the Plan's performance is proceeding in a manner which is not consistent with the Primary Objective; 4. Natural Resources To conserve Manotick's natural resources and to encourage their preservation; 5. Rideau River Shoreline To provide for the preservation and/or acquisition of the Rideau River shoreline and its availability for public enjoyment; 6. Heritage Resources To conserve and enhance Manotick's heritage resources and the Village's identity and character as an historic town on the Rideau Canal National Historic Site, a Canadian Heritage River; 7. To protect and enhance the environmental quality of the Rideau Canal (River), a Canadian Heritage River, by encouraging shore land property owners to naturalize their shore lands in the interests of improving water quality and to re-establish the natural appearance of the Rideua Canal shore land 8. Infrastructure To provide a strategy for the provision of infrastructure to Manotick; 9. Pedestrian and Cycling Routes To provide safe, convenient and pleasant pedestrian and cycling routes throughout the Village; 10. Compatibility with Established Character & Built Form To ensure compatibility of any new development or redevelopment with the existing community and its established character in terms of the type, scale and built form of the new development or redevelopment;
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V o l u m e 2C – Village Plans Manotick 11. Village Core Commercial To protect and enhance the commercial functions of the Village core; 12. Jobs & Housing To provide adequate opportunity for jobs and housing in the overall community in a manner that is desirable for a Village and consistent with the community's Vision; 13. Recreation & Leisure Facilities To provide recreation and leisure facilities that are conveniently located and accessible to all residents; 14. Orderly Growth & Development To provide for an orderly growth and development strategy within the Village; and, 15. Housing Mix To provide an adequate mix of housing in the Village as a whole as opposed to any one residential neighbourhood or new development area.
3.7.2.3 Growth Management The growth management guidelines for the Village of Manotick which follow are based on the Community's Vision for Manotick as stated in 3.7.2.1 of this Plan, and the Plan Objectives as detailed in Section 3.7.2.2. The principles provide the direction on which to manage the future growth and development of the Village.
A. Guiding Principles for the Village The principles that will be used to guide the future growth and development of the Village of Manotick are: 1. A Rural Village To ensure Manotick continues to serve as the retail and business center of a predominantly rural community while managing its evolution as a residential community situated at the edge of a growing metropolitan area; 2. Single Family Outside the Village Core To ensure that new residential development located outside of the Village Core is primarily single family, detached housing; 3. Village Core as a "Gathering Place" To enhance and develop the Village Core as a place of commerce to serve the Villagers and residents of the surrounding rural community, as a community-gathering place, a place of heritage and historic interest, and the area within which to accommodate multiple family housing which means a building containing two or more dwelling units such as a duplex house, townhouse or walk-up apartment; 4. Village Setting To conserve the Village's natural setting and environmental areas; 5. Manage Growth To manage growth within the context of the Vision and Plan Objectives to ensure the quality of life that the Villagers currently enjoy is kept;
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V o l u m e 2C – Village Plans Manotick 6. Conserve Heritage, Develop Sensitively To conserve the Village's built and natural areas of heritage interest while allowing the Village's economy to expand in step with the growing demands of its residents and those of the surrounding rural community, and their day-to-day needs, and the Village's increasing tourism potential; 7. Pedestrian Oriented To encourage a pedestrian-oriented Village by connecting the Core to the surrounding neighbourhoods through a linked system of paths, and by developing its streets with an emphasis on the pedestrian; and, 8. Compatible Infrastructure To pursue infrastructure improvements which address the Village's long-term servicing requirements in accordance with the Village of Manotick servicing strategy as detailed in 3.7.2. 9, Village Utilities & Servicing.
B. Land Use Objectives The land use objectives for the Village that are based on the "Guiding Principles" and that will be used to guide the future growth and development of the Village of Manotick are: 1. Retail Commercial To ensure retail uses locate exclusively within the Village Core; 2. Predominance of Single Family To ensure single family, detached housing is the predominant residential use in the Village outside the Village Core; 3. Residential Uses in the Core To ensure multiple family housing, and 2nd storey residential development above retail uses, locate primarily in the Village core; 4. Manage Growth To manage the amount and rate of growth in a manner which complements and preserves the Village's existing character 5. Servicing Solution To ensure that long term solutions for the servicing of the Village are provided to accommodate both new and existing development, and that the servicing is provided in accordance with the Village of Manotick servicing strategy as detailed in 3.7.2.9, Village Utilities & Servicing; and, 6. Adjacent Lands To ensure the development of lands that are designed as "Village" north of Bankfield Road in the Ottawa Official Plan, are developed in a manner that respects the objectives and policies of the Village of Manotick Official Plan.
C. Village Growth Management Policies To manage the growth of the Village, Council shall: 1. Village Growth The growth management policies will require that growth be carefully managed to ensure that the infrastructure is in place to support new development in the village. The development of the Official Plan Consolidation for the City of Ottawa
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V o l u m e 2C – Village Plans Manotick Mahogany Community as shown on Schedule B will be phased based on the provision of infrastructure as stated in policy 2(g) (vi) of Section 3.7.2.5. [Amendment 81, ordered by OMB File No. PL080373 issued on April 8, 2009] 2. Monitor the Plan's Performance To ensure the residential growth of the Village can be serviced with existing and new community facilities that are affordable, and its residents can be integrated into the Village's social fabric, the amount and rate of growth of new residential development will be monitored for its impact on the achievement of the Primary Objective of this Plan in accordance with the criteria set out in the Implementation Section of this Plan. 3. Housing Mix Ensure that the Village's housing stock continues to consist primarily of single family, detached housing, while allowing for a limited range of multiple family housing which shall locate in the Village Core. 4. Servicing the Growth Ensure that new servicing proposals and systems are compatible with the long term servicing scheme for the Village and that these proposals do not jeopardize the achievement of the Village's long term servicing objectives and policies as detailed in 3.7.2.9, Village Utilities & Servicing. 5. The lands designated Future Development Area currently cannot be supported by any transportation solution. Development of these lands will be frozen until there is transportation solution to accommodate development on these lands. A public process in the form of an Official Plan amendment will be required to permit development. The amendment shall be supported by a Traffic Impact Study to demonstrate that the road system in Manotick can accommodate additional development. [Amendment 81, ordered by OMB File No. PL080373 issued on April 8, 2009]
3.7.2.4 The Village Core The core contains Manotick's historic settlement - the Mill, many of its original houses and its mainstreet as well as its newer commercial, institutional and recreation facilities. It is this area that expresses Manotick's fundamental character and its identity. The growth of the Village has tended to spread outward from the core, along the Rideau River and major roads serving Manotick, but always with a focus back to the centre. The area is the Village's "heart", its social centre and the focus of its economic activity. The "core" of Manotick, however, is not one place but consists of a number of different "character areas" grouped roughly at the geographic centre of the existing Village. These areas serve a number of distinct and separate, but complementary functions. Collectively, the "character areas" provide the Village and its trade area residents and businesses with the services needed to sustain their day-to-day living and commercial operations. The overall objective for the core is to reinforce the separate and distinct functions of its "character areas" while building stronger links among and between these areas so that the core, as a whole, can continue to serve as the community's gathering place, its social centre, its commercial heart, and the foundation of Manotick's economic vitality.
A. General 1. Objectives: The planning objectives for the Village Core that are derived from the Community's Vision for Manotick and the Plan Objectives are: Official Plan Consolidation for the City of Ottawa
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a. Village Core Limits To clearly define the area, limits and location of the Village Core, and its Character Areas, to facilitate the application of the Plan Objectives, and the growth management principles, policies and objectives of this Plan. b. Meeting Place To ensure the Village Core continues to function as Manotick's meeting place, its retail centre, and the primary focus of its economic activity. c.
Village Character Areas To enhance the Character Areas within the Village Core, and strengthen the linkages among and between those Character Areas.
d. Built and Natural Environment To conserve the built and natural heritage of the Village Core to reinforce the Core's role as noted in Objective 3.7.2.4 A.1.b) and ensure the Core remains as the foundation of the community's economy. e. Preservation of Vegetation To the extent reasonable and practical, preserve existing trees and natural vegetation in the Village Core, particularly when new infill development is proposed. f.
Pedestrian Friendly To ensure a pedestrian friendly and welcoming environment within the Village Core.
g. Gateways To encourage new development in selected locations to form gateways into the Village Core. h. Zoning Tools To develop new, and/or refine existing zones in the Township of Rideau Zoning Bylaw, and other land use regulations and tools permitted by the Planning Act, that will assist in implementing the objectives and policies of this Plan.
2. Policies: To achieve the planning objectives for the Village Core, the following are Council's policies: a. Village Core Defined The Village Core and its seven Character Areas are those areas defined on the "Village of Manotick Land Use Plan - Schedule A". The boundaries of the Village Core and its Character Areas are to be considered conceptual and should not be interpreted to follow either individual property boundaries or the limits of particular land use zones as defined by the City of Ottawa Zoning By-law. The Village Core and its Character Areas have been established to facilitate the application of the Plan's policies, in particular those policies relating to the location of commercial uses and multiple family housing, and the implementation of the Village of Manotick Servicing Strategy. Generally, the boundaries of the Village Core and its Character Areas have been defined using the observations of the CAUSE for Manotick Study. The Village Core, as a whole, encompasses the
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V o l u m e 2C – Village Plans Manotick historic settlement and the collection of non-residential uses that have been randomly placed roughly at the geographic centre of the existing Village, and along Bridge Street. The Village Core, then, is that mixed use area at the center of the Village that is surrounded by the comprehensively planned, residential neighbourhoods developed since 1950. As a priority, specific boundaries for the outside limits of the Village Core are to be delineated through an amendment to the Zoning Bylaw. In the interim, this boundary is subject to interpretation to accommodate unique local conditions and circumstances. The boundaries of individual Character Areas are to remain conceptual and subject to interpretation. b. Character Areas When considering applications for new development within the Village Core, Council shall refer to, and apply, those policies of the applicable Village Core Character Area as noted in Section 3.7.2.4 E. c.
The Core as the Village Centre The Village's retail uses and its multiple family housing shall be concentrated in the Village Core to aid in ensuring this area continues to function as the community's meeting place, the primary focus of Manotick's economic activity, and the foundation of its local economy.
d. Area of Heritage Interest Built and natural features located in the Village Core that have historical significance to the community shall be protected. e. Existing Vegetation Every effort to retain existing trees and vegetation shall be made when planning sites for new development in the Village Core. f.
Respect for Architectural Character Council shall ensure new development in the Village Core respects the scale, form and character typical of buildings in the historic areas of the Village Core. Accordingly, Council may develop zoning and other land use regulations and tools that will assist in implementing this policy. This may include such regulations as "build to lines", building envelops, upper storey set backs, signage and other façade and roof treatment provisions. In the interim, building heights will be limited to a maximum of three storeys throughout the Village Core.
g. Pedestrian Friendly Council shall ensure that the Village Core gives priority to pedestrians; that its streets and sidewalks allow ease of movement for pedestrians; that the Village Core is safe; and, that the Core and its Character Areas are linked internally and to the surrounding neighbourhoods by a clearly defined network of pedestrian routes and bicycle paths. h. Gateway Development Council shall ensure that the design of new buildings and developments at designated gateway locations within, and at the periphery of, the Village Core, as shown on Schedule A: i.
Sense of Enclosure provide a sense of enclosure by being set close to the street with parking hidden from view; and,
ii.
Signal to Motorists signal to motorists that the area being entered is one that gives priority to pedestrians which
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V o l u m e 2C – Village Plans Manotick may be accomplished through narrowing the road and/or the generous use of various landscaping elements such as wide sidewalks, benches, street trees and other pedestrian amenities.
B. Commercial Uses in the Village Core 1. Objectives: The planning objectives for Commercial Uses in the Village Core that are derived from the Community's Vision for Manotick and the Plan Objectives are: a. Vibrant Commercial Area To encourage and promote the Village Core, with an emphasis on the Main Street and The Mews Character Areas, as vibrant retail areas that serves the people and businesses of the Village, and the surrounding rural community. b. Historical Character To ensure that retail facilities developed in the Village Core respect the Core's historical character and existing scale of development.
2. Policies: To achieve the planning objectives for Commercial Uses in the Village Core, the following are Council's policies: a. Encouraging Commerce in the Core. Council shall promote the development of the Core, with a focus on the Main Street and The Mews Character Areas, as a place of commerce and business transactions. b. Locating Commercial Uses in the Core Council may permit retail uses throughout the Village Core, including those uses that enhance the Village's evolving tourism potential such as restaurants and hotels, to the extent permitted by policies of the Village Core Character Areas. Refer to 3.7.2.4 E for detailed Character Area policies including permitted uses. c.
Historical Character All new development within the Village Core shall be sensitive to, and respect, the historical character and existing scale of development within the Village Core.
C. Housing in the Village Core 1. Objectives: The planning objectives for Housing in the Village Core that are derived from the Community's Vision for Manotick and the Plan Objectives are: a. Multiple Family Housing To encourage the development of multiple family housing, which includes duplex houses, townhouses and walk-up apartments, throughout the Village Core to provide for a wide variety of household types and income levels. b. Residential Above Commercial To encourage residential development to be located above the ground floor of retail uses, or
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V o l u m e 2C – Village Plans Manotick behind retail uses, throughout the Village Core. c.
Respect Heritage Character To encourage residential development to be sensitive to, and respect, the historical character and existing scale of development within the Village Core.
2. Policies: To achieve the planning objectives for Housing in the Village Core, the following are Council's policies: a. Housing Mix in the Core. Within the Village Core, Council shall support the development of duplex houses, townhouses and walk-up apartments, the permitted areas for which are defined by the Character Areas policies (see 3.7.1.4 E.). b. Compatibility of New Housing. New development in established residential areas within the Village Core shall respect the historical character and scale of the existing residential development.
D. Non-Commercial Land Uses in the Village Core 1. Objectives: The planning objectives for Non-Commercial Uses in the Village Core that are derived from the Community's Vision for Manotick and the Plan Objectives are: a. Mix of Public and Institutional Uses To encourage a mix of public and institutional uses within the Village Core.
2. Policies: To achieve the planning objectives for Non-Commercial Uses in the Village Core, the following are Council's policies: a. Institutional and Community Services in the Core. Public and institutional uses shall be permitted in the Village Core. The Character Area policies provide the details for the location of each of these uses, as noted in Section 3.7.2.4 E.
E. Policies for Character Areas in the Village Core When considering new development within the Village Core, Council shall refer to the policies of the applicable Character Areas as identified on Schedule A. The policies applicable to each of the Character Areas follow.
1. Bridge Street: This Character area is currently a mix of retail, residential, public and institutional uses with varying setbacks from the right-of-way that results in a loose definition to the edge of Ottawa Road 8 as it passes through the Village. The long term goal for this area is to make it more residential in character, to have new development placed close to the road so that it "reads" more as an internal, residential street rather than a through route, and to ensure it remains a safe, convenient access between the Bridge Street, Main Street and The Historic Village Character Areas. a. Pedestrian and Vehicular Gateway Council shall ensure that Bridge Street continues to function both as a pedestrian and vehicular Official Plan Consolidation for the City of Ottawa
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V o l u m e 2C – Village Plans Manotick gateway into the Village Core providing ease of access between those portions of the Village located on either side of the Rideau River. b. Orientation of Development The design of new development within the Bridge Street Character Area shall reinforce the gateway function of the street by orienting buildings toward the street and positioning those buildings close to the sidewalk, with parking hidden from view, to form a continuous frontage along the Street and a sense of enclosure to the road. c.
Landscaping to Reinforce Gateway Landscaping of new and existing development shall be encouraged to reinforce the gateway function of the street through the generous use of various landscaping elements as wide sidewalks, benches, street trees, signage and other pedestrian amenities.
d. Multiple Family Housing Council may permit the development of multiple family housing throughout the Bridge Street Character Area. e. Public and Institutional Uses Public and institutional uses shall be permitted throughout the Bridge Street Character area. f.
Retail Commercial Uses Limited Retail uses within the Bridge Street Character Area will be limited to those properties zoned for this purpose as of the date of approval by Council of this Official Plan.
g. Permitted Retail Commercial Uses Properties zoned commercial in the Bridge Street Character Area, in addition to those uses lawfully existing as of the date of approval by Council of this Official Plan, shall be limited to offices. h. 1088 and 1090 Bridge Street Development of the property municipally known as 1088 and 1090 Bridge Street shall be governed by a previous OMB decision concerning the property which is as follows: "Notwithstanding the provisions to the contrary, the subject lands shall be limited to commercial uses, to allow the existing gas bar and ancillary convenience store. "For greater clarity, "existing gas bar" refers to the gas bar (buildings and pumps) as it existed at the time of the commencement of the hearing on this matter, that is September 9, 1996, but does not refer to the site dimensions. An ancillary convenience store is defined as having a maximum floor area of 93 square metres. "As these lands are located in the Rideau River/Canal Corridor, in the approach to the core of the Village of Manotick, and on a street connecting two Scenic Routes under the Regional Official Plan, in any development, expansion, or redevelopment, consideration must be given to architecture and aesthetics."
2. Main Street: This Character Area is the community's historic shopping street. Together with The Mews, it is the area within which Manotick's retail facilities and services are concentrated. Unlike The Mews, however, Main Street's emphasis is on the pedestrian with its on-street parking, narrow street cross section, and small scale buildings set close to one another. The long term goal for Main Street is to reinforce this identity and
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V o l u m e 2C – Village Plans Manotick its function as a pedestrian oriented retail street where shops mix easily with such uses as restaurants and business services. a. Pedestrian Oriented The Main Street Character Area shall be pedestrian oriented and may include such retail uses as stores, business and personal services, tourism/entertainment facilities, banks and other financial services. Offices will be encouraged to locate in The Gaps Character Area. b. Gateways The intersection of Main Street with Bridge Street in the north, and at the location on Main Street between Potter Drive and Catherine Street, as noted on Schedule A, shall be developed as gateways into the Main Street Character Area and the Village Core. c.
Built Form Council shall ensure new development in the Main Street Character Area respects the existing scale, massing (e.g., placement on the site) and character typical of buildings in the Area.
d. Residential Above Retail Commercial Residential development, provided those uses are located above the ground floor of retail commercial uses, shall be permitted within the Main Street Character Area. e. Public and Institutional Uses Limited Public and institutional uses in the Main Street Character Area will be limited to those properties zoned for this purpose as of the date of approval by Council of this Official Plan. New public and institutional uses shall be encouraged to locate in The Gaps Character Area. f.
Parking To reinforce the pedestrian orientation of the Area, its safety and convenience, the parking requirements for uses within the Main Street Character Area shall be minimal, existing on street parking shall be retained and, in the case of designated heritage properties no parking may be required.
g. Streetscape Concept and Design Guidelines As a priority, Council shall ensure that the streetscape concept for the Main Street Character Area defined by the report entitled "Main Street Manotick" (Corush Sunderland Wright, November, 1997) is implemented, and the design guidelines are referenced in the consideration of new development within the Character Area.
3. The Historic Village This Character Area encompasses the historic settlement of the Village of Manotick, including Watson's Mill. Together with the Main Street Character Area, it expresses the Village's fundamental character and its identity. The east sector of the Historic Village is a mixture of office, institutional, residential and retail uses. It includes the headquarters of the Rideau Valley Conservation Authority, boutiques, and a variety of other retail uses. The west sector of the Character Area is essentially the "back lots" of the retail uses that line the west side of Main Street. This area includes surface parking lots and some retail uses that extend west into the block interior from a frontage on Main Street. The long term goal for this Area is to reinforce the evolving character of its east sector as an area of boutiques, galleries, specialty outlets, restaurants, studios and craft workshops intermingled with residential uses, while developing the west sector for housing, and some parking to serve the Main Street retail area.
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V o l u m e 2C – Village Plans Manotick a. East Sector Uses The Historic Village (east sector) shall be pedestrian oriented and may include such retail uses as specialty boutiques, galleries, restaurants, craft outlets, other tourism and entertainment facilities, and residential uses, including multiple family housing. Offices will be encouraged to locate in The Gaps Character Area. b. Mixed Use Developments within The Historic Village (east sector) may be used for both retail and residential purposes (i.e., two or more permitted uses may be physically integrated within a building, or separate buildings on the same lot). c.
Built Form - East Sector Council shall ensure new development in The Historic Village Character Area (east sector) respects the existing scale, massing (e.g., placement on the site) and character typical of buildings in this area.
d. Public and Institutional Uses Limited Public and institutional uses in The Historic Village Character Area (east sector) will be limited to those properties zoned for this purpose as of the date of approval by Council of this Official Plan. New public and institutional uses shall be encouraged to locate in The Gaps Character Area. e. Parking To reinforce the pedestrian orientation of the Area, its safety and convenience, the parking requirements for uses within The Historic Village Character Area (east sector) shall be minimal, existing on street parking shall be retained and, in the case of designated heritage properties no parking may be required. f.
Mill "Quarter" Council shall examine the feasibility of developing a "Mill Quarter" around Watson's Mill, including the potential relocation of the offices of the Rideau Valley Conservation Authority, for commercial accommodation, boutiques, galleries, craft and other specialty outlets, museums, restaurants, and studios.
g. West Sector Uses The Historic Village (west sector) shall be encouraged to develop as a combination of well landscaped, small shared parking areas to serve the retail uses on Main Street, interspersed with multiple family accommodation fronting onto Ann Street.
4. The Post Office District This Character Area wraps around the west side of the Main/Bridge/Maple Streets' intersection and extends north almost to the junction of Main Street with Ottawa Road 8. The predominant use in this Area is professional and business services. It also includes the local post office building and a multiple family housing development. The long term goal for the Post Office District is to improve its appearance as the north entry point into the Village, and infill vacant and underutilized lots with multiple family housing. a. Permitted Retail Commercial Uses Retail uses on properties zoned for this purpose within the Post Office District Character Area, in addition to those uses lawfully existing as of the date of approval by Council of this Official Plan, shall be limited to offices. Other retail uses shall be encourage to locate in the Historic Village, Main Street and The Mews Character Areas.
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V o l u m e 2C – Village Plans Manotick b. Multiple Family Housing Council may permit the development of multiple family housing throughout the Post Office District Character Area. c.
Public and Institutional Uses Limited Public and institutional uses in the Post Office District Character Area will be limited to those properties zoned for this purpose as of the date of approval by Council of this Official Plan. New public and institutional uses shall be encouraged to locate in The Gaps Character Area.
d. Orientation of Development The design of new development within the Post Office District Character Area shall reinforce the gateway function of Main Street by orienting buildings toward the Street and positioning those buildings close to the sidewalk, with parking hidden from view, to form a continuous frontage along the Street and a sense of enclosure to the road right-of-way. e. Landscaping to Reinforce Gateway Landscaping of existing development within the Post Office District shall be encouraged to reinforce the gateway function of Main Street through the generous use of various landscaping elements as wide sidewalks, benches, street trees, signage and other pedestrian amenities. f.
Notwithstanding a) above, retail uses shall be encouraged to locate within the Historic Village, Main Street, and the Mews Character Areas. However, retail uses shall be permitted within the Main Street of the Post Office District Character Area provided they are located on the ground floor and are accessory and clearly secondary to the permitted professional and business services and offices. Retail uses shall be restricted to the ground floor and shall not occupy more than 45% of the gross floor area. Special consideration to signage and the building facia shall be implemented through the site plan review process to ensure the retail component is clearly accessory to the primary use.
5. The Mews This Character Area is the Village's automobile oriented retail area. The dominant use in this area is The Mews Shopping Centre. The long term goal for this area is to improve its internal vehicular circulation pattern and to soften its rather harsh pedestrian environment through landscaping its surface parking areas and the "voids" between buildings. a. Retail Uses The full range of retail uses may be permitted in The Mews Character Area including retail stores, business and personal services, and banks and other financial institutions. Retail uses which are suited to a pedestrian environment shall be encouraged to locate in the Main Street and The Historic Village Character Areas. b. Residential Development Residential development shall be permitted within The Mews Character Area. c.
Public and Institutional Uses Public and institutional uses shall be permitted throughout The Mews Character Area.
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V o l u m e 2C – Village Plans Manotick d. Open Areas between Buildings Open areas between buildings within The Mews Character Area shall be encouraged to be developed as pedestrian linkages to areas outside the Character Area, and as small parkettes or "outdoor rooms" for the enjoyment of pedestrians and shoppers. e. Pedestrian Friendly, Landscaped Redevelopment of The Mews parking areas shall be encouraged to a pedestrian friendly environment which shall include the addition of landscaped features and vegetation. f.
Internal Vehicular Circulation Council shall examine the feasibility of redesigning the vehicular circulation network within The Mews Character Area such that internal circulation serving the shopping centre integrates better with the overall circulation pattern within the Character Area and the adjacent public road network.
6. The Arena This Character Area is where the Village's major recreation facilities are located including its arena, tennis courts, baseball diamonds and other outdoor recreation facilities. The long term goal for this Character Area is to maintain and further develop this Area as the community's focus for its major recreation and athletic activities. a. Community Gathering and Entertainment The Arena Character Area shall continue to be the major venue for local community events, recreational, sport, social and entertainment events. b. Mixed Use - Recreational and Public The development and expansion of a mixed-use recreational and public use complex shall be considered for this location to serve the emerging demands of the Village's population.
7. "The Gaps" This Character Area has an unfocussed mix of retail, office, residential and industrial uses and open spaces. It appears as unkempt. The Character Area, however, has the potential to develop a strong employment and multiple family, residential focus for Manotick. It has the potential to form a important link between the historic Village centre, and its shopping and recreation centre by providing accommodation for a "24 hour population" of residents and employees in this part of the Core. It has the capacity to encompass uses that could form a fundamental underpinning of the community's economy. The long term goal for The Gaps Character Area, therefore, is to see it develop as an area of employment and multiple family housing. a. General Commercial, Multiple Family Residential, Mixed Use Council shall promote this area for general commercial use, with a particular emphasis on office developments, as a multiple family district, including seniors housing, and a mixed use area encompassing various public and institutional facilities. b. Conceptual Development Scheme To promote the development of this area in the manner envisioned, Council will prepare a conceptual development scheme (i.e., a demonstration plan) that will graphically illustrate the potential of this Character Area to investors, and serve as a detailed guide to the development of the Character Area. This scheme should be undertaken as an initiative with local land owners, businesses and residents. Innovative urban design, continuity in building styles, scale and façades, extensive landscaping and attractive streetscaping should all be part of this strategic initiative.
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V o l u m e 2C – Village Plans Manotick
3.7.2.5 Housing in the Village (Outside the Village Core)
1.
Objectives The planning objectives for Housing in the Village, outside the Village Core, that are derived from the Community's Vision for Manotick and the Plan Objectives are: a.
b.
2.
Maintain Single Family Predominance To ensure single-family, detached housing remain the predominant form of housing in the Village, outside the Village Core. Existing Neighbourhoods To ensure that developed residential areas, outside the Village Core, retain their existing character, mix of housing types and density of development.
Policies To achieve the planning objectives for Housing in the Village, outside the Village Core, the following are Council's policies: a. Locating Residential Development. Residential development outside the Village Core shall be located in areas designated "Single Family (Estate)', "Single Family (Low Density)" or "Single Family (Moderate Density)" as indicated on Schedule A. b. Single Family (Estate) Single Family (Estate) areas may have a density of one to two units per gross residential acre (i.e., 2.5 to 5 units per gross residential hectare). c. Single Family (Low Density) Single Family (Low Density) areas may have a density of two to four units per gross residential acre (i.e., 5 to 10 units per gross residential hectare). d. Single Family (Moderate Density) Single Family (Moderate Density) areas may have a density of four to six units per gross residential acre (i.e., 10 to 15 units per gross residential hectare). e. Gross Residential Defined "Gross residential" refers to a unit of land, either an acre or hectare, designated for residential development on Schedule A, and does not include lands designated as "School", "Parks and Open Space", "Watercourse and Development setbacks", "Natural Environment Area" or "Stormwater Management Ponds". [Amendment 81, ordered by OMB File No. PL080373 issued on April 8, 2009] f. Development within Existing Neighbourhoods New infill development and redevelopment in existing residential neighbourhoods, outside the Village Core, shall be compatible with adjacent, existing housing with respect to lot size and configuration, and building size and setback. g. Mahogany Community Conditions The lands designated on Schedule B, Land Use Plan - Mahogany Community, shall be developed in accordance with the following conditions: i. All development shall be on the basis of central water and wastewater services; ii. A comprehensive Development Concept Plan as approved by the City of Ottawa will be used as the basis for the approval of subsequent plans of subdivision, site plans and zoning; iii. The location of land uses will be in accordance with Schedule B;
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V o l u m e 2C – Village Plans Manotick iv. v.
vi.
Notwithstanding Policy C. 3) of Section 3.7.2.3, multiple family housing will be permitted in the Mahogany Community as shown on Schedule B; In addition to policies 2a) to d) of Section 3.7.2.5 concerning Residential Densities, the following additions will be permitted in the Mahogany Community which is shown on Schedule B: a. Single Family (Low Density) will provide for approximate lot sizes of 22m x 50m. b. Single Family (Moderate Density) areas may have a density up to seven units per gross residential acre (i.e. up to 16 units per gross residential hectare). c. Mixed Residential areas may have a density of up to 14 units per gross residential acre (i.e. up to 35 units per gross residential hectare), and consist of singles, street townhouses, semi-detached, linked bungalows, and multiple clusters provided no more than 25% of the total residential units on the lands shown conceptually on Schedule B to the Amendment are Mixed Residential. Mixed Residential shall be integrated into the overall residential development. The level of development and the phasing of the Mahogany Community will be dependant on the provision of local and regional transportation infrastructure. It has been projected that the Strandherd/Armstrong Bridge will create additional capacity in the future to support the development. The developer will be required to demonstrate this capacity and how to achieve the City’s approved level of service operating standard. The release of phases and dwelling units is dependant on the demonstration of capacity to support it. The total amount of development in the Phases 1 to 5 as shown on Schedule C shall not exceed 1,400 dwelling units to be phases in accordance with the following phasing policies: Phase 1 Detailed traffic impact studies, including a before and after study of the impact on the Strandherd/Armstrong Bridge, will be required to demonstrate there is capacity in Manotick to accommodate the development at the City’s approved level of service operating standard. However, if the developer wishes to proceed with a portion of Phase 1 without the implementation of the Strandherd/Armstrong Bridge, it must be demonstrated through detailed traffic studies, approved by the City, that there is capacity in Manotick to accommodate the development at the City’s approved level of service operating standard. Zoning amendments to permit the development in Phase 1 must be supported by traffic impact studies to indicate that capacity exists in the village to support the development and how the constraints to transportation capacity have been alleviated. The traffic impact studies will be supported by studies to demonstrate how capacity is being created to support the development. Depending on the timing of development (particularly related to the Bridge), the list of studies may include: • • • •
Feasibility/desirability of prohibiting heavy truck traffic on Bridge Street; Action on access to the south island as per Bridge Street Intersection and Access Review Study (Delcan 2006); A traffic operations study of Bridge Street and Main Street corridors; A parking study of the core.
It shall be the responsibility of the developer to fund or wait for City implementation of the
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V o l u m e 2C – Village Plans Manotick required transportation improvements. Phases 2 to 5 – Like Phase 1, the development of Phases 2 to 5 also depends on the timing of the Strandherd-Bridge and its impact on the transportation network. The zoning amendments for each phase(s) of development will be supported by Traffic Impact Studies which include/consider the following: •
h.
A traffic impact study which must include a wider network reaching northward to the future intersections on each side of the Strandherd-Armstrong Bridge; • Field survey and verification of the actual intersection capacity and operation in the field; • Comments regarding the southeast and southwest sector transportation network development. Issues related to the Southwest Transitway, North-South Light Rail and major roadway modifications, such as Limebank Road and Prince of Wales Drive, need to be monitored with the identification of actual infrastructure timing as part of the justification for all significant development in this area of the city; • Depending on the timeframe of each phase, it shall be the responsibility of the developer to fund or wait for City implementation of the following local modifications (subject to change depending on the results of the required studies and verifications): o A wider analysis of the transportation network reaching northward to the future intersections on each side of the Strandherd-Armstrong Bridge; o Signalization of the Bankfield/First Line Road intersection and provision of the required turn lanes; o Potential modifications to the Bankfield Road/Prince of Wales intersection (if warranted); o Widening of Bankfield Road to four lanes from First Line Road west to Prince of Wales Drive; o An additional turn lane and approach lanes, as identified/required at both the Bankfield/First Line Roads and Bankfield Road/Prince of Wales Drive intersections; o Consideration of the need to connect the East-West Collector to First Line Road in order to minimize the site traffic impact on Manotick Main Street; o A pedestrian/cycling or multi-use path connection to Potter Drive and Carrison Drive; o An east-west Collector Road link to First Line Road, if not provided/required at Phase 3 vii. The proposed development shall reflect the village character as detailed in the Community Design Guidelines contained in the Development Concept Plan. viii The Natural Environment Area illustrated on Schedule B to this Amendment will be . subject to Section 3.7.2.8 (d). ix The Stormwater Management Ponds shown conceptually on Schedule B, the precise location of which will be determined at the detailed design stage. [Amendment 81, ordered by OMB File No. PL080373 issued on April 8, 2009] Special Design Area: Estate Residential and Open Space Council shall permit the area on Schedule A designated as "SDA: Estate Residential and Open Space" to be developed as a residential area. The development may be permitted without amendment to this Plan, provided the following conditions are satisfied: i. Conditions A comprehensive development concept plan has been prepared for the entire area, to the satisfaction of the City of Ottawa, that will facilitate the logical phasing of development in the area (the integration of transportation links, parks and open space, pedestrian links,
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V o l u m e 2C – Village Plans Manotick servicing and stormwater) and that will form the basis for various, subsequent plans of subdivision; ii. The residential component of the concept plan is comprised exclusively of Single Family (Estate) lots; iii. The development concept plan shall ensure that development in the "SDA Estate Residential and Open Space" is distinct from the development in the serviced part of the village (larger lot sizes, lower density, more open space). The plan shall recognize that parts of the area designated are important groundwater recharge areas or have soils unsuitable for tile field construction that are more suited to uses such as recreation and/or open space (e.g., nature trails, active and passive parks, natural areas, etc.); iv. The location and ownership of the recreation and/or open space areas will be to the satisfaction of Council, and determined in consultation with the affected land owners and the Manotick community; v. All development shall be on the basis of private services. All residential plans of subdivision must have a density of development that conforms to the former Township of Rideau approved hydrogeological report, "Hydrogeolical Suitability Extension of Manotick Development Area" by GeoAnalysis dated 4 April, 1989 "(i.e. average minimum lot size:0.4 to 0.6 hectares), or as determined by more current investigations; Nicholls Island Development on Nicholls Island shall be restricted to existing uses recognizing the constraints for development including slope stability, poor road linkages and servicing limitations and the fact that central services are not foreseen for this area
i.
3.7.2.6 Village Employment Areas (Outside the Village Core)
1. Objectives: The planning objectives for Employment Areas in the Village, outside the Village Core, that are derived from the Community's Vision for Manotick and the Plan Objectives are: a. Location of Employment Areas To encourage employment opportunities outside of the Village Core to be located primarily outside of the village boundary, at the Highway 416/Bankfield Interchange.
2. Policies: To achieve the planning objectives for Employment Areas in the Village, outside the Village Core, the following are Council's policies: a. Locating Business Industrial Uses. Council shall support the location of business and other employment generating uses generally outside of the village boundary around the intersection of Bankfield Road and Highway 416 in accordance with Ottawa Official Plan, Section 3.7.3. The study shall demonstrate: i. ii. iii. iv. v.
that the land designated is immediately adjacent to Highway 416 interchange; justification for the need for the use and the size of the area to be designated; that there is no reasonable alternative location which avoids Agricultural Resource Areas; that there no reasonable alternative location in Agricultural Resource Areas with lower capability soils for agriculture; that adequate water and wastewater services can be provided;
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V o l u m e 2C – Village Plans Manotick vi. that the permitted uses do not conflict with existing agricultural uses, and meet local needs or the needs of the travelling public, or are related to rural resources that require large tracts of land and are therefore not suitable for a village location; vii. that suitable design and landscaping will be provided in keeping with the role of Highway 416 as an Entry Route to the National Capital; viii. opportunities to provide tourist orientation facilities, wherever feasible. b. Mixed Use Development. Development in the area designated "Mixed Use Development" shall be restricted existing uses recognizing the servicing limitations of the site and the fact that central services are not foreseen for this area.
3.7.2.7 Village Community Services and Institutional Uses 1. Objectives: The planning objectives for Community Services and Institutional Uses in the Village that are derived from the Community's Vision for Manotick and the Plan Objectives are: a. Range of Community Service & Institutional Uses To provide for a range of community service and institutional uses which support the needs of the Village and its residents.
2. Policies: To achieve the planning objectives for Community Services and Institutional Uses, the following are Council's policies: b. Locating Community & Institutional Uses Community services and institutional uses shall be centrally located in residential areas along collector roads and pathways to provide ease of access for vehicles, pedestrian and cyclists, and in selected Character Areas of the Village Core. c.
Permitted Community Service and Institutional Uses Community service and institutional uses that may locate in residential areas include schools, community centres, places of worship, senior citizen and day care centres. Community service and institutional uses that may locate in the Village Core include special needs care facilities, government offices and facilities, and those uses permitted in residential areas.
d. School Sites Council shall ensure that there are an adequate number of school sites dedicated to accommodate facilities to serve the students generated by the development of new residential areas within the Village of Manotick.
3.7.2.8 Village Open Space and Recreational Areas 1. Objectives: The planning objectives for Open Space and Recreational Areas in the Village that are derived from the Community's Vision for Manotick and the Plan Objectives are: a. Cycling Network To provide a network of cycling and pedestrian paths throughout the Village.\
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V o l u m e 2C – Village Plans Manotick b. Safe and Convenient To create a safe and convenient cycling and pedestrian environment. c. Open Spaces - Maintain & Expand To maintain and expand upon open spaces and recreational areas.
2. Policies: To achieve the planning objectives for Open Space and Recreational Areas, the following are Council's policies: a. Pedestrian and Cycling Network The pedestrian and cycling network as conceptually identified on Schedule A shall consist of continuous pathway linkages throughout the residential areas that link these areas to the Village Core, major recreational facilities and other open spaces. b. Dedication of Open Space In newly developing residential areas, Council shall require adequate dedication for the development of parks, open spaces and pathways through the subdivision and site plan processes. c.
Applying Section 5.8 of Rideau Official Plan Council shall ensure, in addition to Ottawa Official Plan Section 2.4.5, that the following policies shall apply: i.
Natural Environment Area Lands identified on Schedule B shall be retained as Natural Environment Area. [Amendment 81, ordered by OMB File No. PL080373 issued on April 8, 2009]
ii.
Providing Neighbourhood Parks. An eastern and western open space node shall be developed in the area located south of the Potter Drive residential area as indicated on Schedule A, the intended function of which are neighbourhood parks and shared open spaces with possible future school sites;
iii. Long Island as Public Open Space. As recommended by the Riverbends Study of the Rideau Valley Conservation Authority, the northern limit of Long Island shall be reserved and designated as public open space once acquired by a public authority to connect the Parks Canada lands on Nicholl's Island with the existing open space area. iv. Boat Launch Facilities. The existing boat launch facilities at Bridge Street and the existing private open space located south of Bridge Street adjacent the west channel of the Rideau River shall be designated and preserved for open space. These facilities may continue their current operations, with redevelopment and improvement permitted as required, subject to all necessary approvals. The shape and size of this open space area shall be determined in the long-term redevelopment of this area. d. Natural Environment Area The site designated Natural Environment Area in the Manotick Secondary Plan is subject to all of the policies of Section 3.2.2 and 5.2.1 of the Official Plan, including the need for an Environmental Impact Statement (EIS) within 30 metres of the boundary of the Natural Environment Area;
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V o l u m e 2C – Village Plans Manotick The City and the developer enter into negotiations for the City to secure the property and retain it in its natural state; By 2011, the City and the developer have not reached agreement on securing the property, the developer will complete and EIS of development within the Natural Environment Area to demonstrate that development that could occur and still meet the test of the Provincial Policy Statement. The City will amend the Manotick Secondary Plan to change the designation of the Natural Environment Area based on the outcome of the EIS. Any development potential (over and above the 1,400 dwelling units permitted in Phases 1 to 5) arising from the approval of an EIS will be added to the “Future Development Area�. [Amendment 81, ordered by OMB File No. PL080373 issued on April 8, 2009] e. Neighbourhood Amenity: A small area of natural greenspace will be retained around the pond as a neighbourhood amenity and seasonal wildlife habitat. The permitted uses in this land use category include trails and pathways. The location and design of any trails or pathways will need to be approved by the City and the Rideau Valley Conservation Authority. [Amendment 81, ordered by OMB File No. PL080373 issued on April 8, 2009]
3.7.2.9 Village Utilities and Servicing The Manotick Servicing Options Study 1997 and the Amendment to the Servicing Options Study 2000 prepared by Robinson Consultants Inc. indicated that there are a number of alternatives to supply treated water to the Village, and to dispose of the Village's wastewater. Alternative, long term solutions for water supply include a communal well system, extension of the central system, a water treatment plant in Manotick, a reservoir and pump station, and individual private wells. The study indicated that the option chosen will vary with the area in the Village served, and that a combination of private individual wells, small communal systems and connections to the central supply system are possibilities. The Study's preferred option for the long term, given the Village's anticipated growth, is to supplement the connection to the central system that currently serves the core and Hillside Gardens, so that the whole Village, over time, can be provided with treated water from the central system. The wastewater disposal options examined included subsurface disposal systems (e.g., private septic systems), a communal system with subsurface disposal, and the pumping of wastewater to the central system for treatment and disposal. Continued use of private individual treatment units for new development was not considered an option for the plans proposed for Manotick. It was recognized, however, that many of the existing systems are performing reasonably well, particularly on large lots, and can be expected to do so for a significant period of time. The study concluded that the only realistic alternative for the disposal of wastewater from Manotick is to pump it to the central system. Priority areas within the Village as identified by the Study for connection to central systems, both treated water and wastewater, were the Village Core and Hillside Gardens (north portion of Long Island). The Study confirmed significant problems from malfunctioning private systems in the core area of Manotick. Significant problems were also noted in the Hillside Gardens area which has resulted in very high bacteriological loading to surface waters. Further septic system failures in the Core and Hillside Gardens, the Study noted, may result from increased water consumption as a result of the recent servicing of these areas by the central water supply system.
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V o l u m e 2C – Village Plans Manotick Subject to detailed terrain analysis and hydrogeology investigation the study concluded that because it is isolated from the rest of the village, the area West of Mud Creek could be permitted to develop on estate lots, on private services with a minimum lot size that will clearly distinguish this area from the remainder of the village designated for central water and sewage. The following objectives and policies constitute the Village of Manotick Servicing Strategy.
A. General 1. Objectives: a. Transition to Central Infrastructure To provide for a gradual transition from private individual services, including wells and wastewater disposal systems, to a central water supply, and a wastewater treatment and disposal system. b. Surface Drainage Concurrently with the transition to central systems for the supply of water, and the disposal of wastewater, to undergo a gradual change from surface drainage to a managed stormwater system. c.
New Development Areas To require areas designated New Development Area to be on the basis of central water supply, and a wastewater treatment and disposal system and managed stormwater system.
2. Policies: a. Connection to Wastewater Disposal & Treatment Council shall make every effort to secure the immediate connection of priority areas within the Village (i.e., the Village Core and Hillside Gardens [north portion of Long Island]) to the central wastewater treatment and disposal system to complement the existing central water supply serving Manotick. b. Council’s Position on Funding Priority Areas Council's position in securing the immediate connection of the priority areas within the Village to the central water and wastewater treatment and disposal system is that:
c.
i.
Central System Connection The connection of the Village to the central water and wastewater treatment and disposal system is to be funded through on a proportional basis by the City, for existing development and through Development Charges for new development; and,
ii.
Individual Lot Connections The connection of each lot within the priority areas to the central system will be on a cost recovery basis, except in cases of an identified public health and environmental need where funding assistance may be provided by the City and/or senior levels of government, or where special funding assistance may be available through a senior government capital grant program.
Extension & Funding of to Non-Priority Areas Council's position concerning the extension of the central wastewater treatment and disposal system, and the central water supply to existing lots within the Village, outside the priority areas,
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V o l u m e 2C – Village Plans Manotick and undeveloped areas as designated on Schedule A, is that: i.
Existing Lots For existing lots outside the priority areas, the connection of each lot to the central systems will be implemented on a cost recovery basis, and where sufficient demand by potential users warrants, except in cases of an identified public health and/or environmental need where funding assistance may be provided by the City and/or senior levels of government, or where special funding assistance may be available through a senior government capital grant program.
ii.
New Development Areas For New Development Areas designated on Schedule A, the connection of each new lot to the central system will be required as a condition of subdivision approval, the cost the design and installation of which is to be financed in full by the developer of the proposed subdivision.
d. Use of Existing Private or Communal Systems The continued use of existing private individual, or communal water and wastewater disposal systems shall be monitored to determine the implications of the continued use of these systems on: Criteria i. The public health and safety of Village residents; ii. The conservation and protection of the natural environment; and, iii. The ability of the municipality to fully implement the Village of Manotick's servicing strategy. e. Council Action Where it is determined that there is a negative consequence to the continued use of existing private individual, or communal water and wastewater disposal systems, Council may take whatever action is deemed appropriate to secure the immediate connection of the areas within the Village for which there is a concern, to the central wastewater treatment and disposal system, or central water supply system, in accordance with Policy 3.7.2.9 A.2 b) ii) above.
B. Storm Water Management Policies a. Adhering to Master Drainage Plan Council shall ensure that the servicing designated New Development Area and Special Design Area: Estate Residential and Open Space effectively implements the current Master Drainage Plan for the Village. In that regard, new development shall be required to construct underground or surface drainage systems as deemed appropriate by the City. b. Co-ordinating with Adjacent Government Agencies. Council shall coordinate with other government agencies and authorities, in defining servicing solutions required to manage storm water drainage (both water quality and quantity) in Manotick, including temporary storage and holding areas both within and adjacent the Village’s boundaries.
C. Sanitary Sewage Disposal Policies a. Central System A central wastewater disposal and treatment system shall be provided throughout the Village, over time, in accordance with the Village of Manotick servicing strategy.
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V o l u m e 2C – Village Plans Manotick b. Existing Private Sanitary Systems. Existing private sanitary sewage disposal systems may continue to be used in areas of existing development throughout the Village provided those systems do not jeopardize: Criteria i. The public health and safety of Village residents; ii. The conservation and protection of the natural environment; and, iii. The ability of the municipality to fully implement the Village of Manotick's servicing strategy. c.
Circumstances Allowing Private Individual Systems Council shall not support private individual systems for new development, except in the case of undeveloped infill lots in registered plans of subdivision or individual lots of record which meet the criteria of the applicable approval authorities and do not jeopardize, in the opinion of Council, the ability of the municipality to fully implement the Village of Manotick's servicing strategy. An amendment to the zoning by-law shall be required.
D. Water Supply Policies a. Central System A central regional water supply shall be provided throughout the Village, over time, in accordance with the Village of Manotick servicing strategy. b. Prioritizing Piped Water Supply When prioritizing the construction and installation of a central water supply system in the Village, Council shall refer to the following criteria to assist in setting which area(s) should receive priority: Priority Criteria i. The installation is deemed necessary to remedy a public health or safety problem; ii. The density of development is greater than 10 units per hectare (4 units per acre); iii. The installation of is based on an approved Local Improvement Scheme; and, iv. The installation is part of an approved capital works program.
3.7.2.10 Village Streets, Transportation and Transport 1. Objectives: a. Safe, Accessible and Efficient To support the Village's character and vision by providing for the safe, accessible and efficient movement of pedestrians and vehicles throughout the community. b. Pedestrian Friendly, Transit Accessible To promote a pedestrian friendly and transit accessible environment, particularly in the Village Core.
2. Policies: a. Section 6 of Official Plan Apply Ottawa Official Plan, Section 4.3, applies to the Village of Manotick. b. Road Requirements - New Subdivisions. Council shall ensure that the development and layout of future local roads in new subdivisions are subject to subdivision and site plan control, and designed using standards which complement the
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V o l u m e 2C – Village Plans Manotick Village's character. c.
Providing Pedestrian and Cyclists Links Council shall pursue the development of a safe and convenient network of pedestrian and bicycle routes, pathways and linkages throughout the Village as conceptually identified on Schedule A.
d. Sidewalks Where feasible, sidewalks shall be provided on both sides of all regional roads and on one side of collector roads, and where special conditions warrant, sidewalks may be required on one side of local roads. e. Transit Services Council shall encourage transit services to be extended to Manotick as the Village evolves and demand warrants, and shall ensure the priority area for this service is the Village Core. f.
Gateways The following design guidelines apply to gateways designated on Schedule A: i.
ii.
Village Gateway Design Guidelines. Gateways should incorporate landmark features including architectural light standards, Village signage, intensive landscaping, and where operationally feasible, traffic islands; and, Development adjacent streets that bisect gateways should be oriented toward the street and include extensive landscaping with parking areas hidden from view.
g. Shoreline Properties - Commercial Parking Restrictions and Special Landscaping Requirements Parking lots of commercial developments situated next to the Rideau River, shall not be located adjacent the shoreline frontage of those properties, and where a commercial property abuts or is in close proximity to the Rideau River, special landscaping shall be incorporated into the site plan for the proposed development of that property that mitigates the visual impact of such parking areas as viewed from the Rideau River.
3.7.2.11 Village Environmental Management 1. Objectives: a. Preserve & Protect Preserve and protect the natural resources and areas of environmental significance within the Village.
2. Policies: a. Applying Section 5.7 of the Official Plan Ottawa Official Plan Sections 4.7 and 4.8 apply to the Village of Manotick. b. Environmental Protection Areas Environmental Protection Areas, as defined by the Township of Rideau Official Plan and located within the Village, are those lands designated "Development Setback" and "Significant Woodlot" on Schedule A. c.
Constraint Lands Environmental Constraints Areas, as defined in the Ottawa Official Plan, include those lands
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V o l u m e 2C – Village Plans Manotick adjacent all watercourses, within the area of 100 year flood plains, areas of unstable slopes and other hazard lands within the Village.
3.7.2.12 Village Heritage Conservation & Design Guidelines A. Heritage Conservation 1. Objectives: a. Location of Heritage Interest To define the location of heritage interest. b. Protect Heritage Interest To protect the existing built and natural areas of heritage interest. c.
Heritage as an Economic Foundation To build on the existing heritage in the Village to create a venue that is attractive and interesting.
2. Policies: a. Applying Existing policies Cultural Heritage Resources policies in Section 4.6 of the Ottawa Official Plan apply in the Village of Manotick. b. Area of Heritage Interest An area of "primary heritage interest" is the area generally defined by The Historic Village and Main Street Character Areas in the Village Core, as identified on Schedule A. c.
Creating a Heritage District A study under the Ontario Heritage Act shall be undertaken for the purpose of designating the area of "primary heritage interest" as an heritage district.
d. Respect for Architectural Character In the interim, Council shall ensure new development in the area of "primary heritage interest" respects the scale, form and character typical of buildings in the area. Accordingly, Council may develop zoning and other land use regulations and tools that will assist in implementing this policy. This may include incorporating into the Zoning Bylaw such regulations for the Village Core as "build to lines", building envelops, upper story set backs, signage and other façade and roof treatment provisions.
B. Principles of Design & Development The following principles of design and development apply to future development within the Village of Manotick 1. Waterfront Access & Views Public access and views to the Rideau River should be conserved and enabled when opportunities arise. 2. Views from the River Views from the Rideau River to developments along the shoreline, should be enhanced through the application of design and landscaping principles comparable to those principles that apply to the design and landscaping of the frontages of residential properties. Shore land property owners shall be encouraged to naturalize their shore lands in the interests of improving water quality and to reOfficial Plan Consolidation for the City of Ottawa
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V o l u m e 2C – Village Plans Manotick establish the natural appearance of the Rideau Canal shore land 3. Heritage Resources Heritage resources should be conserved and enhanced as a building block of the community's economy. 4. Institutional Landmarks The existing character and identity of Manotick, in particular its institutional landmarks, should be conserved and enhanced as the most prominent elements of the Village's skyline. 5. Transition Zones Transition zones, or buffers, should be provided between areas of similar use but markedly different densities, or between different and potentially incompatible uses and areas. 6. Natural Areas, Land Forms & Watercourses as Defining Elements Natural environment areas should be conserved and enhanced, and significant land forms and watercourses should be recognized and incorporated into newly developing areas as defining elements of the Village's urban form and pattern of land use.
3.7.2.13 Village Plan Implementation 1. Objectives: a. Village Vision To assist in the achievement and realization of the Community's Vision for Manotick as outlined in Section 3.7.2.1 of this Plan. b. Implement Growth Management To advance the implementation of the Plan Objectives as detailed in Section 3.7.2.2 and the associated growth management principles, objectives and policies detailed in Section 3.7.2.3. c.
Preserve Village Character To preserve the unique character and natural setting of the Village.
2. Policies: a. Phasing of Development All new development in areas outside the Village Core, as defined by Schedule A, including the lands north of Bankfield Road designated "Village" on Schedule A of the Ottawa Official Plan shall be phased to respect the Community's Vision for Manotick as stated in Section 3.7.2.1 of this Plan, the Plan Objectives as detailed in 3.7.2.2 and the growth management guidelines, objectives and policies for the Village of Manotick as noted in Section 3.7.2.3. New development within the Village Core shall respect the objectives and policies for the Core's various Character Areas as detailed in Section 3.7.2.4 of this Plan. b. Co-ordinated, Natural & Logical Progression The basic principle that is to guide the phasing of the Village's growth in areas outside the Village Core, is that any new development shall represent a coordinated, natural and logical progression outward from the Village Core. The intended result of the application of this principle is that new development should be a rational, incremental extension of the existing built form of the Village. c.
Monitoring Development To ensure the residential growth of the Village can be serviced with existing and new community
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V o l u m e 2C – Village Plans Manotick facilities that are affordable, and its residents can be integrated into the Village's social fabric, the amount and rate of growth of new residential development will be monitored for its impact on the achievement of the Primary Objective of this Plan. Accordingly, the performance of this Plan will be the subject of a monitoring report prepared for Council's consideration not less frequently than once every five (5) years on the anniversary of the adoption of this Plan and include, as potential indicators: Monitoring Criteria i. The rate of growth experienced in the Village over the reporting period; ii. The facilities required to service that growth (e.g., schools, parks and other recreation facilities) and whether or not those facilities have been developed or are planned in the foreseeable future; iii. The capacity of volunteer organizations to meet the needs of new residents (e.g., the provision of recreation programs); iv. The capacity of the road network to accommodate the growth demonstrated through such factors as traffic counts at key Village intersections; and, v. Other indicators as deemed appropriate by Council. d. Servicing Strategy All new development shall be implemented in accordance with the Village of Manotick servicing strategy as detailed in Section 3.7.2.9, Village Utilities and Servicing. i.
Adjacent Lands Council shall make every effort to ensure that any development proposed on lands adjacent the Village, respects the Community's Vision for Manotick as stated in Section 3.7.2.1 of this Plan, the Plan Objectives as detailed in Section 3.7.2.2 and the growth management guidelines, objectives and policies for the Village of Manotick as noted in Section 3.7.2.3.
e. Sections 3.7.2.5 & 3.7.2.7 Apply The policies of Section 3.7.2.5, Land Use Designations and Section 3.7.2.7, Administration apply to the Village of Manotick. f.
Zoning Bylaw The City of Ottawa Zoning Bylaw shall be amended, as required, to implement the policies of this Plan. However, it is intended that the performance standards and permitted uses of the zoning regulations applicable to the existing residential areas shall generally remain unchanged.
g. Holding Zones Council may consider the use of Holding Zone by-laws to pre-designate the future use of lands, including all lands designated on Schedule A for the future residential development. In addition to Ottawa Official Plan 5.2.3 the removal of the holding zones may be subject to one or more of the following: h. Criteria i. The approval of a plan of subdivision; i. The provision of adequate park and school land dedication and facilities to serve the proposed area; ii. The provision of adequate transportation services for the proposed area; iii. The approval of a site plan control application and a site plan agreement; iv. The provision of adequate services in accordance with the Village of Manotick servicing strategy as detailed in Section 3.7.2.9, Village Utilities and Servicing; and/ or, v. Such other matters as may be required by Council. Official Plan Consolidation for the City of Ottawa
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j.
Development Application Review In addition to the provisions of Section 3.7.2.3, Planning Policies and Processes, of the Township of Rideau Official Plan, Council may require any of the following prior to the acceptance of an application for development in the Village including:
k. Studies i. Environmental impact study; ii. Servicing feasibility study; iii. Hydrogeology study; iv. Soils and geotechnical study; v. Noise impact and attenuation study; vi. Transportation and traffic study; vii. Market feasibility and impact analysis study; viii. Financial impact study; ix. Urban design study and architectural guidelines; x. Social impact study; and/or xi. Other studies as may be deemed required by Council. l.
Conditions of Development Approval In addition to the provision of 3.7.2.3, Planning Policies and Processes, of the Township of Rideau Official Plan, in the case of applications for development outside of the existing built up areas of the Village, the following special conditions shall apply: i.
Conserve Environmental Features The developer and all successor owners shall incorporate and conserve existing woodland areas and watercourses into their development including those not specifically designated on Schedule A; and,
ii.
Cost Sharing Agreements The developer and all successor owners of the development shall enter into a cost sharing agreement with the City with respect to the provision of infrastructure, community and recreation facilities, and transportation improvements required to serve the proposed development area.
m. Subdivision Approvals and Consents In addition to the of Section 3.7.2.3, Planning Policies and Processes, development of properties in the Village shall generally be implemented by plans of subdivision. n. Site Plan Control Approval In addition to the provision of Section 3.7.2.3, Planning Policies and Processes, developments that are subject to Site Plan Control Approval shall have regard to the principles of design and development of this Plan detailed in Section 3.7.2.12. B. o. Special Studies Where deemed necessary, Council shall require additional special studies and allocate additional resources to assist with the implementation of this Plan.
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V o l u m e 2C – North Gower Secondary Plan
North Gower Secondary Plan 1.0 Introduction The North Gower Secondary Plan is a guide for the long-term orderly development of the Village of North Gower taking into account its unique rural setting. A community vision, which resulted in goals and objectives, provides a framework for change. The Secondary Plan provides specific direction on landuse, a parks and open space system, a multi-use pathway system, village centre and future roads. This Secondary Plan represents a collaborative planning effort to develop the village as a desirable place to live, work and shop.
2.0 Planning Area North Gower is a village centred on the crossing of Roger Stevens Drive, Fourth Line Road and Prince of Wales Drive. The village is surrounded by a gently rolling landscape of actively farmed land. The village is located in an area characterized by scattered drumlins, spoon-shaped hills of till pushed up by a glacier. Between these drumlins lies a clay plain deposited by the Champlain Sea. A white church spire is the tallest structure and is visible from the major roads leading to North Gower. Surrounded by a broad agricultural plain, North Gower has thrived as an agri-business centre. Its role has diversified over time to embrace young families and others seeking a rural lifestyle, with potential for new tourism and recreation opportunities in the future. North Gower lies just beyond the doorstep of urban Ottawa, about a 20-minute drive along Highway 416 from the urban boundary and the shopping and employment opportunities there.
3.0 Vision, Goals and Objectives The vision statements below describe the type of village desired by residents in the future.
3.1 Vision “Based on its strong roots in agriculture, North Gower continues to thrive as the social heart of a vibrant farming community, where people put down deep roots and families live for generations surrounded by a legacy of unique heritage buildings. Over the years, the village has grown slowly, embracing its newcomers and welcoming them into the community, without forgetting its long history. In many ways, this growth has allowed the young people of the village to stay close to home while seeking opportunities in and beyond the family farm. Residents of the village and the surrounding farms have worked together for more than a century and a half to create a centre which responds to the needs of both residents and visitors. There is a nurturing, welcoming attitude in the community that encourages families to settle and raise their children here, and grandparents enjoy living comfortably while they watch their children and grandchildren grow and enjoy a full, yet independent, lifestyle in the community. Young adults are able to find affordable housing and recreation within easy reach of employment, and youth are provided with opportunities for recreation and growth, which fosters the continuation of this sense of community. The business community in the village has regained ground lost in the past, and again thrives as in the "old days". North Gower is a village of unique recent entrepreneurs as well as long-established, widely respected businesses. Shops and professional offices, in new and heritage buildings in the commercial and core districts of the village, provide goods and services required for day-to-day living and farming. The Farmer’s Market celebrates a decades-long history by welcoming new vendors and regular visitors
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every year. The arts and gardening communities thrive on their garden shows, studio/open houses/workshops that have become a regular part of our village life. Village residents live relaxed, but active, lives. Recreational and community activities are the fundamental avenue where old friends meet and newcomers to the village make acquaintances and form friendships that last a lifetime. The Community Centre and surrounding grounds are the envy of other communities, forming as they do the “heart of the village” connecting residential and commercial neighbourhoods with multi-purpose pathways through parklands and green space. A youth centre provides a meeting place for the village’s young people to gather and meet friends, enjoy recreational activities, learn new skills and share music or stories in a safe environment. Green spaces, allocated when early subdivisions were built, form the core of a system of parks and reserved lands that are now developed parklands connected by walking and cycling paths. The gem of this network is the Stevens Creek Green, with its picturesque bridges, which extends along the shores of Stevens Creek throughout its length in the village and provides an enviable natural environment where residents enjoy a variety of cultural and recreational activities. North Gower residents are proud of their village’s position as the “rural jewel” of Ottawa. The village is linked to downtown by major and minor roads and good public transportation, giving residents rapid access to businesses, institutions and work places without compromising the rural character of their hometown. At the same time, those living in the city centre can easily take a break from the “bustle of the city” with a quick trip out to picturesque North Gower. Villagers participate actively in the affairs of the city as a whole while maintaining a strong allegiance to the distinct lifestyle found outside the City’s core.”
3.2 Goals and Objectives The following goals and objectives provide further direction regarding a plan for North Gower.
GOALS AND OBJECTIVES Growth Management Goal: To manage growth in North Gower in an orderly way that fosters economic opportunities while providing for a mix of housing for residents recognizing its rural setting. Objectives: • To protect and enhance commercial functions in the Village Centre • To provide adequate opportunity for employment • To provide a variety of business to support the day to day needs of residents and visitors and surrounding farming community • To create a venue that is attractive and interesting for visitors, building on attributes of the village • To provide an adequate mix of housing, including affordable housing, for current and future needs of residents • To attract and provide support for the rural/farm community Village Character Goal: To preserve and enhance the village’s natural features, historic character, open spaces and amenities in order to build upon residents’ sense of community.
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Objectives: • To ensure new development is compatible with the existing look and feel of the village’s oldest streets located within the core and its existing village character • To recognize significant landforms • To design with nature • To preserve the riparian zone adjacent to Stevens Creek and improve public access to the creek corridor· • To identify a safe and convenient multi-use pathway system that links open spaces and recreational resources and land-uses • To conserve and to promote North Gower’s cultural and architectural heritage resources Public Services Goal: To ensure that village residents’ safety and security is provided for and that there is adequate infrastructure services to permit growth. Objectives: • To provide adequate lighting levels (streetlights) • To ensure safe water and wastewater disposal systems • To provide recreational and leisure facilities that are convenient to residents • To identify partnerships for ongoing management for these recreational and leisure facilities • To provide state of the art accessibility to communications • To ensure safe vehicular traffic flow within the village • To provide adequate fire services • To ensure a system of sidewalks and pathways to encourage pedestrian activity • To protect existing development and to protect the floodplain from inappropriate development in the vicinity of the Stevens Creek floodplain [ top ]
4.0 Land-use Designations A Secondary Plan implements Official Plan policies, but responds to area conditions and community feedback. It is future-oriented and reflects planning direction for the future of North Gower. Schedule A Land-use is comprised of the following designations: • Residential • Village Centre • Highway Commercial • Future Commercial • Local Commercial • Institutional • Industrial • Open Space • Agriculture Each of the land-use designations is described in terms of intent, examples of permitted land-uses, and associated policies. These land-uses have been implemented through Zoning By-law changes, with the exception of the Future Commercial designation.
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It should be noted that the following will also apply to the land-use plan and Zoning By-law changes: • • • •
The maximum permitted height will be three storeys, with the exception of the village’s church steeples The Stevens Creek floodplain, shown in Schedule A, will be incorporated into the village’s new zoning maps as an overlay Although Schedule A - Land-use provides for a range of uses, all new development must demonstrate, through hydrogeology studies in accordance with Official Plan section 4.4.2 Private Water and Wastewater Servicing, where deemed appropriate by the City, that the use can be accommodated on the site.
4.1 Residential On Schedule A – Land-use, a single Residential land-use designation is shown throughout the village. This designation generally applies to existing residential subdivisions and farmlands that are not affected by the Stevens Creek flood plain. Intent Generally detached dwellings are the only type of residential development now found in this designation. However, this does not preclude other forms of residential development from being considered in the future in North Gower. The intent of this designation is to permit a variety of housing including detached dwellings, which predominate in North Gower, and higher density housing so as to create opportunities for a range of housing to accommodate both young and old and for families to grow and age in place. Other forms of housing that may be considered include semi-detached dwellings, duplex dwellings, townhomes, retirement homes, and garden homes (granny flats). These uses will need to be reviewed in the context of a zoning amendment application and associated public consultation. It should be noted that an amendment to this Plan will not be required. Permitted Uses The primary uses in this designation will be: 1. Detached dwelling 2. Secondary dwelling unit 3. Home-based business 4. Group home In accordance with Official Plan policy, secondary dwelling units, home-based businesses and group homes will also be permitted in all residential areas. It should be noted that garden suites will only be permitted through site-specific rezoning in order to permit a closer review of site-specific ability to accommodate the use. Policies 1. Residential development will generally take place through plan of subdivision and shall implement the following: i. Schedule B - Parks and Open Space Plan ii. Schedule C – Multi-Use Pathways Plan iii. Schedule D – Future Roads Plan
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2. Residential subdivision design should incorporate features that will help to maintain the village’s rural character by: i. Incorporating rural area features that are common to the North Gower landscape into subdivision design (e.g. existing hedgerows or proposing new hedgerows that are in keeping with the existing pattern, existing barns and silo structures) ii. Developing a stormwater management plan in consultation with the Rideau Valley Conservation Authority and managing stormwater on-site iii. Including a tree streetscape plan as part of the subdivision review process to contribute to the greening of the village since many of the newer residential neighbourhoods have few trees iv. Where possible, maintaining views to the open spaces and farms outside the village v. Where possible, maintaining views to the village’s landmark buildings such as the church steeples vi. Providing a transition area in new development abutting existing residential neighbourhoods. This may include locating new detached dwellings adjacent to existing detached dwellings with possibly semi- detached and duplex dwellings located further away. 3. Subdivision plans will identify connections and easements for future roads, so that over time, local roads and pedestrian paths connect adjacent subdivisions. 4. The naming of new streets will reflect the history and heritage of North Gower. 5. There are limited opportunities to provide affordable housing in North Gower. Due to the small scale of housing development, it is difficult for the City to impose a requirement for affordable housing. Secondary dwelling units, or separate residential units built within existing dwellings, are the most easily-created form of affordable housing available in the village. Another affordable option is a garden suite located on a homeowner’s property. A site-specific temporary rezoning, for up to 10 years, will be required to permit a garden suite. 6. Minor institutional uses (e.g. churches) will be permitted in the Residential land use designations, but will require a rezoning to accommodate the use. No amendments to this plan will be required. 7. Housing is limited to a scale and rate of growth that does not overwhelm the village character of North Gower and is in keeping with a slower pace of development desired by residents. The expected rate of growth is 25 building permits per year. Housing will consist primarily of detached dwellings, however, multiple unit development that would provide a greater range of housing for all age groups may be considered in the context of a rezoning application.
4.2 Village Centre Intent The Village Centre area will serve as the focus for commercial activity and pedestrian activity. The intent of the Village Centre designation is to accommodate commercial, residential, and mixed-uses to further develop a main street identity. Permitted Uses The Village Centre designation permits a wide variety of uses to serve residents, visitors and the adjacent farming community: 1. Commercial uses and services such as stores, grocery stores, bed and breakfasts, restaurants, art galleries, banks, offices, and personal service businesses such as hair dressers. 2. Stand-alone residential uses such as detached dwellings, multi-unit dwellings, retirement homes, and mixed-use buildings with 2nd floor apartments located above businesses, and group homes.
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3. Due to its proximity to the core of North Gower, Village Centre, the properties at 2361 and 2383 Church Street (H.O. Wright) will have a Village Centre designation, but with limited permitted commercial uses. This recognizes that the non-residential properties are located in a residential neighbourhood and will provide the owners with the flexibility to develop either for commercial or residential uses at a future date. Permitted commercial uses will include: office, personal service such as a hair stylist or repair business with no outdoor storage. Policies 1. New commercial development will be located primarily in the Village Centre and will serve as the commercial focus for North Gower. 2. Development will be encouraged to respect the Village Centre heritage design guidelines found in Section 7.0 Village Centre, Heritage and Design. 3. Storefronts will be pedestrian-friendly and contribute to an active and vibrant commercial area. 4. On-site parking will be located primarily to the side or in the rear of a building, where possible, to reinforce a pedestrian-oriented environment. 5. Signage should be reflective of North Gower’s village character. 6. Where possible, street trees and landscaping should be incorporated into development.
4.3 Local Commercial Intent The intent of this designation is to accommodate commercial areas that benefit from the availability of larger parcels of land located away from the historic centre to accommodate both building and associated parking. The uses in this zone are intended to complement, but not compete with those found in the Village Centre. Permitted Uses The Local Commercial designation permits a variety of uses providing services to North Gower residents and neighbouring communities. 1. The types of uses that are appropriate in this designation include those that serve the day-to-day needs of residents, requiring larger land requirements than are available with the Village Centre designation such as animal hospital, automobile service station, gas station, car sales and rental, convenience store and repair business 2. The properties at 6645 and 6649 Fourth Line Road are designated Local Commercial to recognize the existing nature of these businesses (public garage and welding operation). 3. Uses such as retail uses or small shopping plazas should be located within the Village Centre. 4. Storage yards must be visually screened on all sides from abutting uses.
4.4 Highway Commercial Intent This designation applies to lands at the south-west intersection of Roger Stevens Drive and Highway 416, directly adjacent to the provincial roadway. The intent of this designation is to accommodate commercial uses that are dependent on good highway access and visibility. Permitted Uses The types of permitted uses include those that are of a recreational and/or commercial type such as campground, automobile dealership, gas bar, heavy equipment and vehicle sales, and kennel. In order to support the viability of the Village Centre, uses that should be located in the Village Centre will not be permitted in the Highway Commercial designation.
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Policies 1. Co-ordinate development so that issues such as landscaping, signage, parking are developed to complement its rural location.
4.5 Future Commercial Intent The intent of this designation is to show the general location of a future neighbourhood-oriented commercial use(s), which could have larger land requirements than is available on Fourth Line or Roger Stevens Drive. The final location and area devoted to this use will be determined through a Zoning Bylaw Amendment and the associated studies. Permitted uses The types of uses envisioned for this location include those that serve the day-to-day needs of area residents, such as a grocery store and drug store. Policies 1. This area will be developed to have a street presence, be close to the Village Centre and have pedestrian access to the street. 2. Development of the site will connect to the proposed pathway system shown on Schedule C. 3. Sufficient screening and landscaping will be provided to minimize impact on the adjacent residential land-uses.
4.6 Institutional Intent The intent of the Institutional designation is to accommodate public uses that provide services to the broad cross-section of residents. Permitted Uses Permitted uses include place of worship, client service centre, cemetery, fire station, library, museum, school and a community and recreational facility, such as the Alfred Taylor Recreation Facility. Although this facility has a major open space component, the Institutional designation will permit future expansions of the existing building and will permit new buildings. Policies 1. Buildings will be designed in such a way as to fit into the neighbourhood’s building context. 2. Buildings will be located in a way that respects the privacy of adjacent residential uses. 3. Street trees should be incorporated into the development.
4.7 Industrial Intent This designation applies to the lands located at the south-west intersection of Roger Stevens Drive and Highway 416 that have been approved for an industrial subdivision. The intent of the Industrial designation is to accommodate uses that could benefit the farming community and businesses that require visibility to the vehicular traffic on Highway 416. Permitted Uses The types of uses that can be accommodated within the industrial land-use include light manufacturing, building materials supply, warehouse, storage yard and farm implement sales and repair. In order to support the viability of the Village Centre, uses that should be located in the Village Centre will not be permitted in the Industrial designation.
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4.8 Open Space Intent The intent of the Open Space designation is to accommodate parks and recreational areas that provide leisure facilities for residents and nearby communities. Permitted Uses Uses permitted in this designation include public parks, stormwater management facilities, recreation facilities, and pathways. Policies 1. New parks will be developed in accordance with Schedule B - Parks and Open Space Plan and in consultation with Parks and Recreation staff. The Plan identifies the approximate location of future parks in new subdivision development. While only the conceptual location of new parks has been identified, the City’s Parks and Recreation staff will be consulted as to their size and configuration. Schedule C – Multi-Use Pathway Plan should also be consulted to ensure connectivity to other parts of the village. 2. Lands designated Open Space will be designed to be readily visible and easily accessible to the public. 3. Design of new parks will be undertaken in consultation with neighbourhood residents and residents of the village. 4. Where feasible, new parks should be located to take advantage of existing park facilities and be located adjacent to the floodplain in order to maximize existing resources. 5. The acquisition and development of lands will be in accordance with the parkland dedication by-law. 6. Where appropriate, the City will: 7. Request parkland dedication, particularly where it provides access to Stevens Creek. 8. Request cash-in-lieu of parkland where the site, by virtue of its location or other qualities, does not have potential to contribute to the park system.
4.9 Agriculture Intent The intent of the Agriculture designation is to continue to accommodate agricultural activities on lands located on the extensive floodplain within the village. Due to the floodplain hazard posed, limited uses will be permitted in this designation. Permitted Uses Permitted uses in the Agricultural land-use include: 1. Farm 2. Forestry use [ top ]
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5.0 Parks and Open Space Plan The North Gower Landscape A predominant feature of the North Gower landscape is its sense of rural open space consisting of wide expanses of farmland framed by mature maple and elm hedgerows and vegetation along Stevens Creek. This rural character is further expressed through views and vistas that focus on local landmarks including church steeples, barns, silos and shed rooflines. The Park and Open Space Plan (Schedule B) respects and reinforces this rural quality and the Multi-Use Pathway System (Schedule C) connects the parks and open spaces within neighbourhoods to the Village Centre, Alfred Taylor Recreation Facility and to areas beyond the village. Parks and Open Space Plan The Parks and Open Space Plan identifies the location of existing neighbourhood, community parks and identifies possible future parkland in the village. Existing school and cemeteries are shown as “civic” open space. The Stevens Creek floodplain, which is primarily under private ownership, is an extensive “natural” open space corridor with potential for public access and enjoyment. Combined, these landscapes containing playgrounds, playing fields, woodlots, hedgerows, meadows, fields, manicured lawns, and vegetation along the creek and creek shoreline, form an impressive open space system in the village. At the same time, the village open space system and nearby agricultural lands together form part of the rural landscape that extends beyond the village boundary. Future parks are shown conceptually and are based on a review of land available for development and its relation to existing park locations, open space and community needs. In some cases, the proposed locations of parks are adjacent to existing parks to expand on recreational opportunities within one site and to facilitate on-going maintenance. In other situations, future neighbourhood parks are located adjacent to the Stevens Creek natural area, but not within the floodplain. Park size cannot be identified at this time since it depends on the amount of land to be developed and this is only known at the time of a development application. As the village grows, new parkland can be acquired through the subdivision process as required by the Planning Act. The development charges obtained through the planning approvals process fund the cost of new park construction. The community’s largest existing park is the Alfred Taylor Recreation Facility, which has a variety of sports fields and recreational amenities including a community hall. The site is used by numerous clubs and organizations for league and tournament play and has been incrementally built over the years. There is a master development plan and it outlines future plans for the facility. Existing parks can be improved through life-cycle maintenance. Other means available to improve parks in North Gower include: 1. Life-cycle maintenance of existing parks where specific items are replaced at the end of their life span as identified by staff 2. Minor and major capital park improvements (single park feature) that are identified and requested by the community, Councillor or staff 3. Park development/redevelopment to enhance more than one feature in a park
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4. Community partnerships between residents and the City where costs are shared on a 50/50 basis 5. Cash-in-lieu of parkland funds from the subdivision development process, which can fund park improvements 6. Sports fields – development or improvement 7. Outdoor rink infrastructure Policies 1. Schedule B - Parks and Open Space Plan, shows the conceptual location of new parks, and will serve as a guide during the development approvals and park planning process. Other park locations may be considered, but will conform to the intent of the Parks and Open Space Plan. 2. In North Gower, there will be two types of municipal parks. At the local level, there will be smaller scale “neighbourhood parks” which serve the surrounding residential areas. The Alfred Taylor Recreation Centre is a well used “community park” that serves a diverse population of village residents and communities from outside the village. Any new parks will be developed as either“ neighbourhood” or “community” parks. 3. The design of future parks and the enhancement of existing parks will involve community consultation. 4. Developers and residents should consider naming parks using names of early pioneers as a means of respecting their heritage and rural roots. Some existing parks could also be renamed, as there is a discrepancy in the community as to the “official” park name. All proposed park naming must follow the City’s established commemorative naming process. 5. In order to ensure that trees are planted in a manner that still allows for future park improvements, new tree plantings should be coordinated between residents and Parks and Recreation staff. 6. New plantings in parks should enhance and add to the existing rural tree patterns of shade trees and hedgerows characteristic of the community. [ top ]
6.0 Multi-Use Pathway Plan A multi-use pathway system that will accommodate walkers, runners and cyclists will connect and link parks and open spaces within neighbourhoods to the Village Centre and to areas beyond the village (Schedule C). This multi-use pathway system will provide links to Roger Stevens Drive, Prince of Wales Drive and Fourth Line Roads, which have been identified as future cycle routes in the City of Ottawa’s draft Cycling Plan. It will also tie into the rural major recreational pathways identified in Schedule J of the Official Plan for the City of Ottawa. There are few public pathways in North Gower; however, there are a number of informal pathways on private property used by residents. These can range from well-beaten trails beside hedgerows located on the edge of active farmland to informal driveways. There are many opportunities to provide a multi-use pathway system across and along the shore of Stevens Creek. To implement the entire system, pedestrian bridge crossings will be required across the Creek and associated drains. Most of the multi-use pathway system is located in the village. Future pathways have also been identified linking residents on McCordick Road, Third Line Road and Stratton Drive, who are part of the “greater” North Gower community to the village. New sidewalks have also been identified throughout the village and form part of the pathway system by interconnecting existing sidewalks and future pathways. In one case, a sidewalk extension on Church Street would not only complete a pathway circuit, but would also create a safer pedestrian environment for children walking to school from nearby neighbourhoods. Improvements to sidewalks will also benefit transit riders since they all start and end their trip as pedestrians.
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It should be noted that while pedestrians will have access to both sidewalks and pathways, cyclists will be limited to use of the pathway system only since it is the only legal form of off-road facilities. On road cycling facilities with signage are proposed for the three arterial roads in North Gower (Roger Stevens Drive, Fourth Line Road and Prince of Wales Drive). Creation of a public pathway system will be predicated on two processes: 1. The subdivision process whereby the City can identify lands that would be required to be dedicated to the City for a pathway 2. The willingness of property owners to allow public access to their lands since publicly-owned lands are limited to parks and municipal buildings To date, subdivision applications have been infrequent and it is anticipated that there will not be a significant number of pathways created through this planning process. Residents, possibly through a village-wide association, will need to play a lead role in initiating and implementing the pathway system through their village and beyond. Only general comments can be made to identify how the Multi-use Pathway Plan should be implemented. The following are some of the criteria in deciding which parts of the Plan should proceed: 1. 2. 3. 4.
Landowner agreement to have pathway cross their lands Pathways in core should have priority Complete circuits should be the goal Complete pathways not requiring large capital outlay, such as bridges to cross water courses, should be considered first
The proposed multi-use pathways will be constructed in accordance with City standards. A pathway is typically two metres wide, but a multi-purpose pathway is about three metres wide constructed of asphalt or granular material. A yellow stripe generally runs down the middle of a multi-use asphalt pathway. Liability Liability is a major concern to landowners as a result of allowing public access to their lands. One way of dealing with these concerns is a legal agreement between the private landowner and the City, which can be created to address such concerns. Policies 1. The Multi-Use Pathway Plan shows the conceptual location of new pathways and these may be implemented in the short term through existing farmed areas and along hedgerows. When redevelopment is proposed pathways will be provided within the development. 2. Pathways will be clearly identified to ensure users are aware that the system crosses private lands where the land is privately owned. 3. North Gower’s village rural character should be reflected in the detailed design of the pathway system. This includes entry points to the pathway system, markers, directional signage and possible amenities such as benches and litter containers. 4. The pathway system shall be implemented in a way that maximizes accessibility throughout the entire village and surrounding area. 5. Rideau Valley Conservation Authority approval will be sought during the design phase of pathway construction in the vicinity of the floodplain of Stevens Creek to ensure that the pathways are properly sited and constructed.
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Implementation Pathways 1. The Parks and Open Space Plan and Multi-use Pathway Plan will be consulted during development review so that the proposed parks and pathways are incorporated in development applications in North Gower. The City will seek opportunities to complete the pathway system in consultation with the landowner. In certain situations, existing or proposed sidewalks may complete the pathway links. 2. Priorities for the multi-use pathway system should focus on the Village Centre to benefit as many residents as possible such as: proposed pathway located to the north of the Alfred Taylor facility and proposed pathway linking residents from Craighurst Drive to Roger Stevens Drive. 3. Residents, in consultation with City staff, could initiate discussions with landowners as a start to building the pathway system. Sidewalks 1. The City will consult the list of sidewalk extensions for inclusion in any future road works. 2. Implementation priorities for proposed sidewalks should focus on the issue of safety. The first priority should focus on creating a sidewalk from the Farmstead Ridge neighbourhood to walk to the North Gower – Marlborough Public School on Church Street. Children are currently bussed a few blocks to school since there are no sidewalks along this portion of Church Street. A sidewalk would enable these children to walk to school safely. Other priorities include creating sidewalk connections within the Village Centre, such as on Perkins Drive, Roger Stevens Drive from the farmers market to just west of the Old Co-op. [ top ]
7.0 Village Centre, Heritage and Design Buildings in the Village Centre represent North Gower’s history, but change is also desired. One significant means of reflecting the village’s history while also looking towards the future is through the use of design guidelines. Design guidelines have been developed as a means of encouraging development that is compatible with the Village Centre’s character. These guidelines will be applied to additions to existing buildings or new construction to replace a demolished building. The intent of the Village Centre design guidelines is to provide direction and assistance to developers and City staff in reviewing development applications and for future improvements to North Gower’s core. These guidelines apply to the area shown in Schedule E. Heritage Residential Design Guidelines The following design guidelines have been developed to encourage development that is compatible with the character of the streetscape: 1. Driveways to the side of the house and garages to the rear of the property are encouraged. 2. The garage or other outbuildings should be simply finished and have gable or gambrel roofs. 3. Landscape features, such as informal hedges along property lines, mass plantings of perennials and the use of large tree species, are encouraged. 4. Planting large tree species just within the front property line, but away from overhead lines, is encouraged. This will help to preserve the shade and visual amenity provided by the tree canopy of large street trees. 5. House forms such as the symmetrical 1 ½ or 2 storey, side gable roof, or the 2 storey, front gable roof, or the 2 storey house with multiple gables and bays are encouraged. 6. Porches at the front of the house with shed roofs are encouraged.
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7. Adequate landscaping should be provided in order to preserve the subordinate relationship of the house to the landscape in the streetscape. 8. The design of infill development should be compatible with the proportions, roof design and the site plan of the existing buildings in the streetscape. 9. The use of simulated heritage detailing and decoration is discouraged. 10. Designers are encouraged to use contemporary materials and to use contemporary methods of architectural expression. New buildings should be of their own time. Heritage Commercial Design Guidelines 1. The following design guidelines have been developed to encourage development that is compatible with the character of the streetscape: 2. Adaptive-use of existing farm and commercial buildings is encouraged. 3. Retention of early signage is encouraged. 4. Projecting or bracketed signs are encouraged. Backlit signs are discouraged. Exterior lights may be used to illuminate signs at night. 5. Thick plantings of informal hedges and wide side yards are encouraged as a buffer between commercial and residential use. 6. Porches with shed roofs or shed roof awnings are encouraged. 7. Large garage-type doors, functioning as loading bays for example, are encouraged. 8. Domestic building forms for commercial uses on Fourth Line are encouraged. Refer to the three building forms identified in the residential use guidelines. 9. Designers are encouraged to use contemporary materials and to use contemporary methods of architectural expression. New buildings should be of their own time. Streetscape Improvements in Village Centre Significant work has been undertaken to improve the village’s environment including tree plantings in the Alfred Taylor Recreation Facility, along Perkins Drive and in neighbourhood parks and creation of a small park at the intersections and seasonal planters and banners. Several physical changes could significantly improve the overall impact of the main commercial area. Policies 1. During road reconstruction of Village Centre roads, street furniture, such as garbage receptacles, bicycle parking, lighting and benches, should be installed that is in keeping with the rural heritage village character. 2. Continue to create pedestrian-friendly areas along Roger Stevens Drive and Fourth Line road. 3. Through the development approvals process, encourage new businesses to create attractive storefronts contributing to development of a main street. 4. Where possible, plant trees on Fourth Line Road and Roger Stevens Drive to create a pleasant pedestrian atmosphere. 5. Create murals on prominent building walls that reflect the rural character and heritage that residents wish to preserve. 6. Business people and residents should investigate the possibility of an information kiosk in the Village Centre. Village Landmarks and Gateways Roger Stevens Drive is connected to Highway 416 and carries both local and outside traffic through the Village Centre. Businesses recognize this and, as a result, the intersection of Fourth Line Road and Roger Stevens Drive
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V o l u m e 2C – North Gower Secondary Plan
Surrounded by agricultural land, the gateways into the village are identified by “North Gower” village signs. Prominent landmarks in North Gower are its tallest structures: the North Gower United Church steeple and the Holy Trinity Anglican Church steeple on Church Street. Both tall white spires are visible landmarks that can be viewed at a distance from many locations throughout the village. New development throughout the village should aim to retain views to these buildings. Perkins Lumber is an important business in the village and occupies a significant and sizeable location in the centre of North Gower at Roger Stevens Drive and Fourth Line Road. It is understood that the business could relocate to larger premises and redevelopment of its current site will significantly impact the village. Any development proposal for the site should be reviewed in accordance with the policies below. Policies 1. During the development review process, be cognizant of landmark views to the village’s church steeples and surrounding pastoral areas. All new buildings should be designed to be less tall than these buildings. 2. Non-residential uses within the Village Centre should be adequately landscaped and screened from residential uses. All open storage areas should be screened from public view.
7.1 Village Economic Development This Plan establishes the planning framework to accommodate new commercial development in the Village Centre and throughout North Gower. There is resident and business interest to actively market village and to attract new businesses to the village, including neighbourhood-serving uses. A possible location is the area near the Village Centre to the northwest of Roger Stevens Drive and Fourth Line Road (see Schedule A – Future Commercial). [ top ]
8.0 Stevens Creek, Servicing and Infrastructure 8.1 Stevens Creek A subwatershed study of Stevens Creek is needed to fully understand the role of Stevens Creek in the larger Rideau River watershed, to understand its make-up and impact of human activities on the water system and the recommendations to improve the system. Until the study is completed, the policies below will apply. The floodplain mapping in North Gower has been recently updated and completed by the Rideau Valley Conservation Authority. If a proponent wishes to discuss the location of the floodplain on a site-specific basis, this may be done at the time of development application with the conservation authority. Policies 1. Natural vegetation along Stevens Creek and its tributaries will be encouraged through restoration of natural vegetation, to improve wildlife corridor function, water quality and fish habitat. Steep slopes along the Creek will be protected through the development review process and volunteer efforts. 2. Floodplain, slope stability, and setbacks based on setbacks for water quality objectives established in the Official Plan will be considered when determining development limits for lands adjacent to Stevens Creek and its tributaries.
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V o l u m e 2C – North Gower Secondary Plan
8.2 Servicing and Infrastructure 8.2.1 Private Wells and Private Septic Systems The following policies will apply with respect to private wells and wastewater systems in North Gower: Policies 1. All future development in North Gower will be on the basis of private wells and private septic systems unless the City reassesses the situation and decides to support alternative systems in villages. 2. Development must be in accordance with Official Plan for the City of Ottawa Section 4.4.2 Private Water and Wastewater Servicing. Development will be reviewed in accordance with current guidelines for hydrogeological and terrain analysis studies. Final subdivision design must conform to the requirements of these studies. 8.2.2 Stormwater Management The following stormwater management (SWM) guidelines are to be implemented during the development application review process for subdivisions. These guidelines are not intended to replace the guidance or technical detail provided by the Ministry of the Environment’s Stormwater Management Planning and Design Manual or other generally accepted design practices and they do not provide a prescriptive approach. For the most current stormwater management policies and practices, refer to the Official Plan. The intent of these guidelines is to provide a methodology to be followed when planning and designing SWM practices for village subdivisions. This methodology emphasizes the maximum use of site design measures, lot level, and conveyance controls to achieve SWM objectives before consideration is given to the use of end-of-pipe facilities. Ultimately, it remains the proponent’s responsibility to assess the SWM requirements associated with each site and recommend appropriate SWM practices to mitigate the impacts of the development on receiving watercourses. Policies The following Interim Stormwater Management Guidelines will be used during the review of plans of subdivision until further study is undertaken in North Gower: 1. Environmental Constraints: As noted in Appendix A of the MOE SWM Planning and Design Manual: Good planning integrates the design of a site and the design of the stormwater management facilities in one process. In conjunction with assessing the SWM approach for the site, environmental and natural hazard constraints should be mapped on the site plan to determine the limits of development. Requirements for this exercise are detailed in the MOE Manual, the City’s Official Plan (Section 4) and other detailed guidance documents. 2. SWM Design Criteria: SWM design criteria must be developed on a site-specific basis to address changes to water balance, water quality and water quantity resulting from the proposed development. However, subject to the approved minimum lot sizes (as per detailed hydrogeological studies), the preferred emphasis will be on site design measures and lot level and conveyance controls to achieve the required SWM objectives. (Site design measures refer to ‘low impact development’ methods such as reducing the extent of clearing/grading; maximizing overland sheet flow; increasing site and lot vegetation cover, etc.) 2.1 Water Balance: A water balance exercise should be completed to assess the post-development change in runoff volume. The initial target should be to match the pre-development runoff volume by applying appropriate site design measures, and lot level and conveyance controls.
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2.2 Water Quantity: Subject to adequate demonstration that pre-development runoff volumes cannot reasonably be achieved via site design measures, lot level, and conveyance controls, the need for water quantity control (erosion and two to 100 year flood flow impacts) must be assessed. This will include a characterization of the ability of Stevens Creek to adequately convey any increase in peak flows and runoff volumes resulting from the development. This characterization will extend for a sufficient distance downstream of the site such that potential impacts from the site become negligible. After maximizing the use of site design measures, lot level and conveyance controls, should the increase in peak flows or runoff volumes from the development result in unacceptable impacts, or the existing capacity of the receiver is insufficient, the proponent will recommend measures to mitigate this impact on-site through appropriate SWM practices. 3.3 Water Quality: Every effort will be made to achieve water quality design criteria through the use of site design measures, lot level controls and conveyance controls before proposing end-of-pipe facilities. 8.3 Future Roads For the most part, existing residential areas have developed independently of one another with few physical links with adjacent neighbourhoods. The Parks and Open Space Plan and the Multi-Use Pathway Plan identify ways in which the community can be physically linked through pathways and show opportunities to expand existing parks through the subdivision process. Another way to integrate existing residential areas with future ones is to identify a conceptual future local road network, shown in Schedule D, tying existing and new local roads together. The Future Road Plan was developed with regard to the location of developable land, floodplain, future pathways and parks. Policies 1. In subdivision application review, staff should consult the Future Roads Plan so that new residential neighbourhoods are linked and integrated with existing ones. 2. The future roads shown on Schedule D are conceptual and will guide staff in the review of subdivisions. Other road configurations could be considered if they achieve the goal of having integrated and connected neighbourhoods. 8.4 Transit Additional transit service should be extended to North Gower as the village evolves and demand warrants it. 8.5 Traffic, Parking and Utilities As the Village Centre commercial area matures and there is a demonstrated need for the parking measures, public parking lots will be considered. Natural gas is available in North Gower and there is desire to see this extended to all parts of the village. [ top ]
9.0 Implementation The North Gower Secondary Plan is a land-use planning policy document that will guide future development using planning tools provided by the Planning Act. Many elements shown in the Plan are conceptual including location of parks, multi-use pathway locations, and boundaries of land-use designations. Modifications are anticipated in implementing the Plan as long as the general intent of the Plan is maintained.
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Interpretation Section The land-use plan is a statement of land-use planning policy that will be used to guide the development and the long-term growth of North Gower. Precise boundaries for the land-uses will be set out in the Zoning By-law. The land-use plan will provide direction in the preparation of development proposals by developers and will be used by City staff in reviewing applications such as subdivision, rezoning and site plan control. The North Gower Community Design Plan approved by City Council on January 23, 2008 provides the basis for this Secondary Plan and should be consulted for background purposes. Any changes to the North Gower Secondary Plan will require an Official Plan Amendment and City Council approval. Amendments to the North Gower Secondary Plan will not be required for zoning amendments to permit residential uses other than detached dwellings. Any change to the village boundary will require an amendment to the Official Plan. Implementation Strategy Recommendations of the North Gower Secondary Plan are implemented primarily through planning tools such as zoning by-laws, subdivision, and site plan control. Residents, business people and the Design Group will help implement the Plan through their participation in development review and through other means identified in the Plan. Listed below are distinct action items with responsibilities categorized by theme: land-use, parks, open space and multi-use pathway, village centre plan, economic development Stevens Creek, servicing and public services. NORTH GOWER SECONDARY PLAN Implementation Strategy Recommendation Responsible Land-use 1. Approve North Gower Community Design Plan City Council (CDP) 2. Approve Official Plan Amendments: City Council i) to expand village boundaries, ii) to remove North Gower Village Plan replacing it with the North Gower Community Design Plan iii) to incorporate the North Gower Community Design Plan in the Official Plan as a Secondary Plan 3. Implement Schedule A – Land-use through Planning, Transit and the zoning by-law amendment Environment Department 4. Implement policy direction in CDP in Planning, Transit and the development applications Environment Department Parks and Open Space Plan/Multi-use Pathway Plan 1. Acquire land for future parks and implement Planning, Transit and the Multi Use Pathway Plan through review of Environment Department development applications and other means Community and Protective Services Department 2. Upgrade existing parks Residents Official Plan Consolidation for the City of Ottawa
Timeframe 2007 2007
2007/08 On-going
On-going
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3. Initiate discussions with land owners and implement Multi-Use Pathway Plan 4. Convey list of sidewalk extensions to Public Works and Services to their list of future sidewalk work 5. Review Alfred Taylor Recreation Facility Masterplan (1993) and investigate issues and opportunities associated with expansion and land acquisition for recreational and other needs Village Centre, Heritage and Design 1. Implement Heritage Residential and Commercial Design Guidelines through development applications Planning, Transit and the Environment Department Property owners 2. i) Implement streetscape improvement recommendations, including sandwich board issue ii) Improve existing sidewalks and add new sidewalks and streetlights Public Works and Services North Gower Improvement Society Residents and Businesses Owners 3. Implement village landmark and gateway policies during development approvals process 4. Investigate placement of an information kiosk for Village Centre Economic Development 1. Initiate work to market and attract businesses to North Gower Stevens Creek 2. Encourage restoration of natural vegetation to improve its wildlife corridor function and protect steep slopes during development approvals process
3. Request that Rideau Valley Conservation Authority investigate condition and role of dam on Stevens Creek 4. Assess and prioritize need for a subwatershed and a reach study for Stevens Creek Servicing 1. Review development applications in accordance with current guidelines for hydrogeological and terrain analysis and in accordance with Interim Stormwater Management Guidelines in CDP 2. Staff to review core development in villages and Official Plan Consolidation for the City of Ottawa
Community and Protective Services Department ResidentsCommunity and Protective Services Department Planning, Transit and the Environment Department
On-going
2007
Community and Protective Services
2008
Planning, Transit and the Environment Department
On-going
Property owners Planning, Transit and the Environment Department
On-going
Planning, Transit and the Environment Department Residents
On-going
Business owners Residents
On-going
Planning, Transit and the Environment Department
On-going
2007
Rideau Valley Conservation Authority Property Owners Planning, Transit and the Environment Department
2007
Planning, Transit and the Environment Department
On-going
Planning, Transit and the Environment Department
On-going
Planning, Transit and the
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V o l u m e 2C – North Gower Secondary Plan private services in context of rural development strategy Public Services 1. Investigate the traffic-related requests to determine appropriate follow-up action and implement as deemed appropriate.
Environment Department
Public Works and Services
2007
9.1 Monitoring Monitoring the North Gower Secondary Plan will indicate whether the recommendations are being carried out as intended. Should there be any changes to the North Gower Secondary Plan, amendments will be necessary. The North Gower residents and the City should monitor the performance of this plan to assess whether the recommendations have been carried out and resulted in the intended effect. [ top ]
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Richmond Secondary Plan 1.0 Introduction Richmond was founded in 1818 and is the oldest community in the former Township of Goulbourn. Historically, growth in Richmond has been modest with a population that now approaches 4,500 people. Former plans included 210 hectares of land set aside for future growth. This Plan provides guidance for the development of these lands and the redevelopment of older areas of the village over time in a manner consistent with the community vision. The Village of Richmond Secondary Plan (hereafter referred to as the Plan or the “Secondary Plan”) should be read in conjunction with Volume 1 of the Official Plan and the Village of Richmond Community Design Plan (hereafter referred to as the “Community Design Plan‟). [ top ]
2.0 Managing Growth This Plan is based on a twenty-year planning period, from 2010 to 2030. The Master Servicing Study indicated that, at the time this Plan was adopted, the village had reached its development capacity based on the limitations of existing sanitary services. With the upgrades to these services as proposed in the Master Servicing Study, the residential capacity of the village is planned to increase from approximately 1,550 dwelling units to between 4,400 to 5,500 units (including existing units). In the Western Development Lands the expected range is between 1,800 to 2,300 dwelling units at build-out based on stages described in Section 8 of the Community Design Plan. In most of the village, water services will continue to be provided, as they are now: a combination of private and communal wells. In the Western Development Lands water will be piped from communal wells that will be owned and managed by the City. The communal well system will be sized to provide water to the entire village as a contingency for the future. To ensure that new development does not occur before the required services are available, holding provisions in the zoning by-law may be applied to vacant land. Policies Water 1. Development in the Western Development Lands shall be on the basis of public communal well services. Development in the Northeast Development Lands, the Industrial Lands and the remainder of the village shall be based on private or communal wells unless it is deemed necessary to convert the village to a communal well system. Wastewater 2. All development in Richmond shall be connected to the central wastewater collection system. No development shall be permitted until the wastewater system can provide the capacity in accordance with the Master Servicing Study. Notwithstanding the above, until piped services are extended south of the railroad tracks, private services may be permitted in the Industrial Lands to the satisfaction of the City. 3. Existing wastewater infrastructure services shall be upgraded over time to provide the required capacity for the full development of the Village of Richmond. Upon submission of a development proposal, the proponent shall be required to demonstrate that capacity exists to service the development. Transportation 4. Upon submission of a development proposal, the City will evaluate the transportation design against the Community Design Plan and the Transportation Master Plan. 5. While no additional road capacity is required to serve growth over the planning period, specific road improvement projects and the addition of new collector roads and pathways are required in the village as identified on Schedule C to the Community Design Plan. Official Plan Consolidation for the City of Ottawa
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[ top ]
3.0 Land Use The land use policies in the Plan guide future development in the village of Richmond through the following land use designations with guidance from the Community Design Plan. Policies 1. The land use designations are shown on Schedule A – Land Use, which forms part of this plan. 2. Upon submission of a development proposal, the proponent will be required to demonstrate that: a. It is in accordance with the Servicing Policies of this Plan and the Official Plan. b. Through the appropriate design analysis, development addresses the provisions of the Village Design Guidelines and Demonstration Plans as contained in the Community Design Plan. 3. The City will evaluate a proposal to change the designation of land from one category to another against its ability to meet the provisions in the following sections of the Community Design Plan: a. Section 1.4 Visionary Principles b. Section 1.5 Liveable Community Initiatives c. Section 4 Land Use 4. In keeping with Richmond‟s village character, the proponent of development shall provide a minimum of one tree in the road right-of-way of every new proposed ground-oriented dwelling and on both sides of all arterial and collector roads. If it has been determined that the soils cannot accommodate street trees in the arrangement proposed, then the road right-of-way or the building setbacks shall be increased so that trees can be provided.
3.1 The Village Core The Village Core is the heart of Richmond. It reflects the village‟s history, rural roots, small-town character and architectural heritage. In earlier times, McBean Street was once the main commercial street for the village and the Richmond Agricultural Fairgrounds on Perth Street was on the outskirts of the Village. These areas are to become the central place for the Village. The Village Core is envisioned to be a vibrant, pedestrian-oriented commercial area, comprised of smaller-scale buildings, which are readily accessible to residents, by a variety of means besides motor vehicles. The largest retail site, the “Richmond Plaza” at the western end of the Village Core, is an area that needs revitalization to complement the mixed-use vision for the Village Core. Policies 1. Permitted uses on lands designated Village Core include: retail, service commercial, office uses, parks and small institutional uses including a primary school. 2. Residential uses are also permitted on lands designated Village Core and include: existing dwellings, apartments, residential in combination with a permitted non-residential use, multiple dwellings and retirement homes. 3. Vehicle-oriented uses such as vehicle sales, rental and service uses and drive-through facilities that legally existed on the date of the adoption of the Plan may continue however no new uses of this kind shall be permitted. 4. A maximum four-storey and a minimum two-storey height limit shall be required to define the edge of the street and to help create a village style streetscape. 5. The City will evaluate development proposals in the Village Core against their ability to meet City Design Guidelines and the Community Design Plan. It is envisioned that the Village Core will evolve into a mixed-use street with a variety of village-style buildings, storefronts, signage and pedestrian amenities. 6. Reduced parking requirements shall be established to encourage businesses to locate in existing buildings and to help revitalize the Core. Official Plan Consolidation for the City of Ottawa
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7. On-site parking shall be located to the side of or behind buildings. If it is located at the side, the parking should be no closer to the street than the front of the building and landscaping should be used to help buffer parking areas from the sidewalk and abutting properties. [ top ]
3.2 Village Commercial Lands designated as Village Commercial provide places outside the Village Core for retail and service commercial uses. This designation is limited in area in order to focus commercial uses in the Village Core. Development in Village Commercial areas shall balance the needs of pedestrians and cyclists with the needs of automobiles and other vehicles. Any development in this designation shall have regard for all relevant City approved Urban Design Guidelines including those identified for Rural Villages. Policies 1. Uses permitted on lands designated Village Commercial include: retail and service commercial uses, institutional uses, car-oriented uses and facilities that serve residents, visitors and the surrounding rural community. 2. The City will evaluate development proposals in the Village Commercial designation against their ability to meet City Design Guidelines and the Community Design Plan. High quality design is expected for all properties in this designation and building and landscape design shall be reflective of the village-style character. 3. Within the Village Commercial designation, the maximum building height limit should be threestoreys. 4. In order to reinforce a pedestrian environment, development proposals should not locate parking directly adjacent to Perth Street. Where it is determined by the City that parking is appropriate, it may be permitted and shall be done in the following arrangement (from the building to the sidewalk): a wide pedestrian space that is frequently connected to the sidewalk, a vehicular passageway, one-tier of parking and a landscaped space designed to screen the lower portion of the vehicles from the sidewalk.
3.2.1 Village Commercial 1 Lands designated as Village Commercial 1 provide a location for large-lot retail and service commercial uses not readily available elsewhere in the village. The Market Evaluation (February 2010) prepared by Malone Given Parsons in support of a development proposal for these lands establishes that the village currently has sufficient demand for this type of use. The Evaluation also concludes that the commercial development of the designated site can successfully coexist with the development of the Village Core. There will also be positive benefits for the village given that more residents who shop outside the village will shop locally. The reason this Village Commercial site is treated separately from other Village Commercial designations is to limit the size of the stores and to add specific policy direction for this large site. Policies 1. The total maximum gross floor area permitted on the site shall not exceed 7,000m2, and no single 2 individual occupancy shall exceed 2,790m 2. The City will evaluate any development containing a proposed drive-through facility against its ability to meet City Design Guidelines for Drive-Through Facilities and the Community Design Plan. Drive through lanes shall not be permitted in front of street oriented buildings along Perth Street. 3. Buildings located near Perth Street shall functionally front the street. Building elevations facing Perth Street are to be aesthetically pleasing and contain entrance doors and windows (clear glazing) with a minimum window target of 50% along the length of the façade. 4. Street-oriented buildings shall be encouraged along the Perth Street frontage with a target of 50% built form along the developable frontage at build-out. Official Plan Consolidation for the City of Ottawa 3
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5. Upon submission of a development application in the Village Commercial 1 designation, the proponent will demonstrate how they meet the objectives of this Plan and the Community Design Plan through the submission of a design brief. 6. Servicing of these lands will be on the basis of the recommendations contained in the Master Servicing Study for the Village of Richmond.
3.3 Residential Residential areas are envisioned to be village-style neighbourhoods that fit well with older parts of the community. These areas will provide a variety of housing styles and a wide range of community services so that residents can age in place in the same community if they so choose. Affordable housing is also needed so that the village offers housing options for people of all ages and incomes. Policies 1. Uses permitted on all lands designated Residential include: secondary dwelling units, group homes, rooming houses, shelter accommodation, retirement homes, care facilities, garden suites, homebased businesses, public utilities, open space and parks. Vacant residential lands that are currently being used for agricultural purposes may continue to be used for this purpose. 2. The following uses may also be permitted on all lands designated Residential subject to a zoning amendment: a. Garden suites based on the ability of the site to accommodate the use b. Small institutional uses such as a church and daycare located on an arterial or collector road based on a review to confirm there will be no significant surrounding impacts c. Primary schools based on the following: The site is a suitable size (2-3 ha) and configuration (generally rectangular) It is located on two street frontages (collector/local road or collector/collector) As many children as possible are within walking distance Those walking do not have to cross what is perceived to be an unsafe or hazardous crossing d. One or two small convenience commercial uses (e.g. coffee shop, corner store) that serve the day-to-day needs of the surrounding neighbourhood as shown at the general location(s) identified on Schedule A. [ top ]
3.3.1 Residential – One and Two-Units The Residential – One and Two-Unit designation is the predominant residential designation in the village. It provides for a range of ground-oriented, low-density residential and associated uses including detached and semi-detached dwellings. Policies 1. Uses permitted on lands designated Residential – One and Two-Units include: detached and semidetached dwellings, duplexes, bed and breakfast, home-based businesses, and retirement homes converted. 2. A limited number of multiple attached dwellings not including apartments or stacked townhouses may be permitted by zoning amendment at the following locations, as long as the immediate area is surrounded by a significant band of detached and semi-detached dwellings. a. On an arterial or collector road b. Abutting a park or designated open space c. At the edge of a neighbourhood 3. The maximum building height shall be approximately three and a half storeys. 4. Upon submission of a development application in the Residential – One and Two-Unit designation, the proponent will demonstrate conformance to Schedule B – Parks, Open Space and Pathways Plan in the Community Design Plan. 5. The City will evaluate a development proposal in the Residential – One and Two-Unit designation against its ability to meet City Design Guidelines and the Community Design Plan. Official Plan Consolidation for the City of Ottawa 4
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6. New plans of subdivision will use the historical grid pattern for streets and will ensure equitable access to parks and other open spaces as required by the Official Plan.
3.3.2 Residential – Ground-Oriented Attached The Residential Ground-Oriented Attached designation provides for a range of ground-oriented, higher density housing forms to provide a greater diversity of accommodation that will serve a variety of age groups and income levels close to uses and services that meet their needs. Policies 1. Uses permitted on lands designated Residential – Ground Oriented Attached include: triplexes and ground-oriented attached dwellings containing 6 units or less. A limited number of detached, duplex, and semi-detached dwellings may be permitted as long as 50% of the area of the designation remains for attached dwellings as defined above. 2. The maximum building height should be three and a half storeys. 3. The City will evaluate a development proposal in the Residential – Ground-Oriented Attached designation against its ability to meet City Design Guidelines and Community Design Plan. 4. With the exception of private driveways, on-site parking should be located to the side or behind a building so that the front elevation can be close to the street. If it is located at the side, the parking area should be visually screened from the sidewalk and from abutting neighbours.
3.3.3 Residential – Apartments The Residential - Apartments designation provides for more intensive, non-ground-oriented residential uses such as stacked townhouses and apartments Policies 1. Uses permitted on lands designated Residential – Apartments include: stacked townhouses and apartments. 2. The City will evaluate a development proposal in the Residential – Apartment designation against its ability to meet City Design Guidelines and Community Design Plan. 3. The maximum building height should be four storeys. 4. A zoning amendment and an amendment to the Community Design Plan will be required to create new residential apartment or stacked townhouse sites. An amendment to the Official Plan is not required unless the height of the proposed building is significantly greater than the maximum permitted. The following criteria shall be used to assess these applications: a. Located on arterial roads or b. Located near a park c. Compatible with the surrounding community which may be achieved through building transitions and compliance with a maximum density of approximately 99 units/ha d. Of high-quality design based on the Design Guidelines in the Plan
3.3.4 Western Development Lands The policies in this section deal with lands in the west of the village that were identified for future development. The Demonstration Plan for these lands, as shown in this Plan, defines the boundary of the Western Development Lands and will be considered in the development of these lands. This Demonstration Plan was derived from a three-day design workshop hosted by Mattamy Homes in December 2008 that focused on how best to develop these lands. The workshop was a collaborative effort between LRK, Mattamy, the City and the community. Development will primarily consist of detached dwellings, townhouses, parks, open spaces, a school and a pathway system. Principles of Development In addition to the policies contained in the Residential and other designations of this Plan, the following shall apply to the Western Development Lands: Official Plan Consolidation for the City of Ottawa
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1. The Western Development Lands shall comply with the density and unit mix provisions contained in the chart below: Dwelling Type One & Two Units Large Lots One and Two Units Small Lots Townhouses Townhouses with Rear Lanes Back-to-Back Townhouses
Max Density Units/Net Ha 17 30 45 80
Unit Mix (% of Total) 2-7% Minimum 58-78% Minimum 20-35% Minimum
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2. Development phasing shall be in accordance with the Infrastructure Phasing Plan as contained in Section 8 of the Community Design Plan. 3. The City will evaluate a development proposal in the Western Development Lands against its ability to meet the Demonstration Plan as displayed in the Community Design Plan. Watercourse Setbacks 4. Setbacks for the Jock River and the permanent flowing sections of the Moore Branch (Sections 1, 2 and 3 lower) and the VanGaal/Arbuckle Drain shall be in accordance with watercourse setback policy in the Official Plan. In addition, the Jock River setback will also be based on the requirements of an EIS to be submitted with the plan of subdivision. The setbacks will be confirmed to the satisfaction of the City in consultation with the RVCA given the proposal to locate the stormwater pond within the floodplain. The pond must be located a minimum of 30 m from top of bank. 5. The following watercourse setbacks shall apply to the Moore Tributary. The setbacks for sections 3-5 are contingent on the outcome of the Arbuckle and Moore municipal drain petition processes. Moore Tributary Section 3 (Upper) Section 4 Section 5-8
Setback 30m from top of bank 30m from top of bank 15m from top of bank
6. The interim floodplain area north of Perth Street shown on Schedule A dictates that prior to development being permitted behind the 30 m berm from the Van Gaal Drain, the proponent will have to undertake sufficient works to demonstrate that: Existing flood elevations are matched There will be no increases in flood levels on adjacent properties and A 30m setback is maintained due to the watercourse remaining a direct fishery. [ top ]
3.3.5 Northeast Development Lands The policies in this section deal with lands in the northeast of the village. The Demonstration Plan for these lands, as shown in this Plan, defines the boundary of the Northeast Development Lands and will be considered in the development of these lands. Principles of Development
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In addition to the policies contained in the Residential designations of this Plan, the following shall apply to the Northeast Development Lands: 1. The maximum density for one and two unit - large lot residential as shown on the table in section 3.3.4 shall apply to all plans of subdivision on these lands. If greater densities or a wider range of unit mix are desired, the proponent shall be required to submit a concurrent CDP/Zoning amendment to determine which parts of the table shall apply to the satisfaction of the City.
3.3.6 The Floodplain The floodplain is a limitation on the underlying land use designation in that no new development is permitted. Vacant land in the floodplain has generally been designated as Open Space and developed land has generally been designated to match the existing use(s). Principles of Development 1. The policies in section 4.8.1 of the Cityâ€&#x;s Official Plan shall apply to all land identified as floodplain as shown on Schedule A of this Plan. 2. The floodplain is subject to change by the Rideau Valley Conservation Authority. Any changes approved by the RVCA will not require an amendment to this Plan. 3. Four floodplain areas are designated as Interim Floodplain on Schedule A. This indicates that the Rideau Valley Conservation Authority has either a) approved a change in principle or b) received an application to modify the floodplain in these areas. The reference to interim on Schedule A means that if and when the RVCA changes their floodplain mapping for these lands, then development can proceed based on the underlying land use designations and in accordance with the Demonstration Plans without amending the floodplain as shown on Schedule A to the Community Design Plan or the Secondary Plan.
3.4 Institutional The Institutional land use designation accommodates a range of community and emergency uses that serve the needs of Richmond area residents and visitors. This designation applies to the larger institutional uses in the village. Other smaller scale institutional uses including a primary school may be located in other designations such as the Village Core or the Residential designations. Policies 1. Uses permitted on lands designated institutional include: a range of public uses such as a library, school, fire station, arena, community facilities used by the public, cemetery, church, community garden, museum, retirement/residential care facility and other associated uses. 2. New institutional uses should be located in such a way as to provide adequate buffering to any nearby residential uses. Large institutional uses such as a high school will require an amendment to the Secondary Plan and the Community Design Plan. [ top ]
3.5 The Richmond Fairgrounds The Richmond Agricultural Society runs the Richmond Fairgrounds located at the northwest corner of Perth Street and Huntley Road. These lands are home to the annual Richmond Fair, which is a major annual attraction held in the third weekend of September. The Fair is an event that has put the village on the map throughout Eastern Ontario, being one of the largest fairs of its kind in the area. It is also one of the oldest; the first Richmond Fair being held in 1844. The Fair provides “an opportunity for families to enjoy viewing the best of their neighbour's kitchens, crops, livestock and machinery. It also plays an important role in exposing the general public to agricultural practices. As people move away from the Official Plan Consolidation for the City of Ottawa 7
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farm, the Fair is a way to remind them about where their food comes from.” (Agricultural Society website) These lands contain the Richmond Curling Club, the Dining Hall, two large agricultural buildings and other smaller accessory buildings. The Richmond Fairgrounds designation is intended to reflect the roots of the local farming community and to provide only those uses needed to ensure the long-term viability of the Richmond Fair. Policies 1. Uses permitted on lands designated Richmond fairgrounds include: a fairground, a recreation and athletic facility and other ancillary uses to a fairground, a community centre and a recreational facility. 2. Future changes to the Richmond Agricultural Society lands should consider the following: a. Improvements to the pedestrian environment along Perth Street b. Greater pedestrian access between Perth Street and the sports facilities to the north
3.6 The Industrial Lands The Industrial Lands provide an opportunity for industrial and employment-generating uses that require large parcels of land and that are not always compatible with residential uses. Policies 1. Uses permitted on lands designated Industrial Lands include: light industrial uses, office, printing plant, service and repair shop, small batch brewery, warehouse and heavy equipment and vehicle sales, rental and servicing, research, technology, nurseries, greenhouses, catering, places of assembly, broadcasting and training. 2. The maximum building height should be equivalent to four storeys. 3. The City will evaluate a development proposal in the Industrial Lands designation against its ability to meet the Design Guidelines and the Community Design Plan with particular attention to the Demonstration Plan. As these lands develop, there may be adjustments made, but the intent of the Demonstration Plan should be maintained. 4. The Industrial Lands shall be serviced based on the Master Servicing Study to ensure that there is a logical and coordinated approach to development. 5. For buildings that abut McBean Street and Eagleson Road, front and side building elevations are to be aesthetically pleasing and have primary doors and real windows (with a target of 50% window coverage) oriented towards the street. 6. Adequate buffering including landscaping and screening will be provided between uses in the Industrial Area to ensure that storage areas and parking areas are screened from adjacent properties and from McBean Street. 7. Notwithstanding the requirement to complete a review by June 2014 of employment land needs and other issues, the City shall undertake a review of the Industrial lands in Richmond (long-term employment and land supply) in consultation with the land owners and shall report back to Agriculture and Rural Affairs Committee within two years.
3.7 Parks Lands that are designated Parks are intended to be used for park and recreational purposes and normally provide a range of publicly accessible facilities for residents and visitors. Aside from existing municipal parks and those planned for the future, there are a number of unopened road right-of-ways that end at the Jock River. By designating these lands as “Park”, greater public access can be provided along the length of the Jock River as envisioned by residents in the vision for Richmond. Policies 1. Uses permitted on lands designated parks include: a park, recreational and athletic facility, environmental preserve and an education area. Official Plan Consolidation for the City of Ottawa
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2. Parks will be developed in consultation with local residents and parks planning staff and should be based on the following: Pedestrian connections should be provided to sidewalks and pathways The park should be exposed to local streets with a minimum of two street frontages Crime Prevention through Environmental Design (CPTED) should be considered in the design of the park The park should not be located immediately adjacent to school properties but may be associated with other community facilities or infrastructure The park will not be used as part of, or associated with, the function of the stormwater management system. 3. The Parks, Open Space and Pathways Plan, as shown on Schedule B of the Community Design Plan, should be consulted to ensure a high degree of connectivity between parks and the rest of the village. 4. New parks will be required in the Western and Northeast Development Lands and in the Industrial lands as shown on Schedule A. Their specific locations will be determined through the development review process. [ top ]
3.8 Open Space The Open Space designation applies to natural lands not used for park purposes or that are constrained by floodplains. Lands in this designation link the parks and the shores of the Jock River together into an open space network that contributes to the quality of life for residents of the village. Policies 1. Uses permitted on lands designated Open Space include: passive recreation, community garden, environmental preserve and education area. Agricultural use limited to the growing of crops shall be permitted but not within 30 m of the Jock River. 2. The boundaries of the Open Space designation are based on current mapping information. The precise boundary of open space will be defined by the zoning by-law. As a result, when more information is obtained, minor adjustments may be made to the boundary by zoning amendment only. Major changes or the removal of open space will require an amendment to the Secondary Plan. 3. For land in private ownership that is designated Open Space, access to these lands is not permitted without the consent of the property owner. 4. Multi-use pathways will be incorporated near the Jock River or other waterways through the development review process.
3.9 The Richmond Conservation Area The Richmond Conservation Area designation accommodates a variety of outdoor leisure and environmental uses that allow the area to continue to be used as one of the two major environmental features within the village (the other being the Jock River). The Area will be used by the local birding community and serve as part of the Rideau Trail, which is a part of the Trans-Canada Trail. In 2006, the Rideau Valley Conservation Authority initiated a discussion with the community about management strategies for the Area. Although many good ideas were developed, a management plan for the area was never finalized. As part of the preparation of this Plan (2010), the management plan was revisited and included site visits to confirm the existing conditions recorded in the 2006 management plan and meetings with conservation authority staff on the likelihood of implementing the draft recommendations. As part of the Community Design Plan process, City staff received public comments on the Jock River and the Conservation Area, which have been incorporated into this Plan. Policies Official Plan Consolidation for the City of Ottawa
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1. Uses permitted on lands designated Richmond Conservation Area include: passive recreation, community gardens, environmental preserves, education areas, parks, outdoor recreation facilities and utilities such as a wastewater lagoon facility. 2. The City will explore options for capital improvements and infrastructure funding for the Richmond Conservation Area and public lands along the Jock River. [ top ]
4.0 Natural Heritage Systems and Heritage Resources The City has prepared an Environmental Management Plan (EMP) for the village of Richmond to support this Community Design Plan. The EMP identifies natural features such as the Jock River, Marlborough Creek and their tributaries and terrestrial resources such as the Marlborough Forest and Richmond Conservation Area, local woodlots and hedgerows. Through the identification and evaluation of these features, new development can be directed away from areas that are significant or sensitive to impacts. The environmental features map is shown on Schedule D of the Community Design Plan. Buildings of heritage interest and the layout of the community are important components from the past that should be part of the future. Therefore development shall not only be compatible with what remains but shall enhance it. Policies 1. In relation to the protection of natural heritage systems, the provisions contained in the Community Design Plan and the Environmental Management Plan shall guide development. 2. When considering a development application, Council will be guided by the following Official Plan policies and considerations: a. Development is not permitted within the Marlborough Forest. Any other proposed development within 120m of the significant woodland identified on Annex 14 of the Official Plan would require an Environmental Impact Statement (EIS). Section 4.7.8 of the Official Plan describes the EIS and its scope. b. Watercourse setbacks will be based on section 4.7.3 of the Official Plan. The minimum setback shall be determined based on technical studies completed to support all development applications. 3. The buildings of heritage interest, as identified in Appendix 3 of the Community Design Plan, shall be added to the City of Ottawaâ€&#x;s Heritage Reference List and Registry to ensure that demolitions and building alterations are monitored. The City may add more buildings over time. 4. To help conserve buildings of heritage interest, the Heritage Resources policies (Section 5) and the Design Guidelines (Section 7) of the Community Design Plan shall guide development.
5.0 Implementation Implementation and interpretation of this Amendment shall be in accordance with the City of Ottawaâ€&#x;s Official Plan policies and the implementation policies as contained in the Community Design Plan. 1. The Community Design Plan shall be adopted by City Council as the policy direction for the village. A portion of Section 3.0 (Managing Growth), most of Section 4.0 (Land Use) and Schedule A of the Community Design Plan will be adopted as a Secondary Plan. 2. Unless otherwise specified, an amendment to the Secondary Plan (OPA) shall be required for any substantive change including a change to the water and wastewater policies and a change from one major land use category to another, for example a change from industrial to residential. In these instances the provisions in the Community Design Plan will automatically be changed with the OPA. 3. An amendment to the Community Design Plan (as a concurrent process to a zoning or subdivision application) shall be required for any substantive change to a policy or Schedule contained in the Official Plan Consolidation for the City of Ottawa
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Community Design Plan that is not contained in the Secondary Plan as well as other matters as specified in the Community Design Plan. 4. Minor, non-substantive changes to the CDP or interpretations to the village design guidelines and demonstration plans shall be made at the discretion of the Director of Planning and Infrastructure Approvals. In these cases, subdivision, site plan and zoning approval by the City constitute approval of the change or interpretation of the provisions of the CDP. [ top ]
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