1.0 South Nepean Secondary Plan for Areas 1, 2 & 3

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1 1.0 South Nepean Secondary Plan for Areas 1, 2 & 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. Official Plan Consolidation for the City of Ottawa 1

2 1.3 - Objectives 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 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 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 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 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. Official Plan Consolidation for the City of Ottawa 2

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 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 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 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 3

4 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 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; Official Plan Consolidation for the City of Ottawa 4

5 e. hotels and convention centres, including accessory and co-located retail service and. f. entertainment facilities; g. sports, health and fitness recreational uses including ancillary retail and service uses; h. limited retail and service uses supporting the business park activities; i. banks and financial institutions; and j. pocket parks and open space linkages 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 Permitted Uses Low rise apartments; Street, block and stacked townhouses; Official Plan Consolidation for the City of Ottawa 5

6 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 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 set out above Special Policies Notwithstanding the permitted uses in Subsection 2.3.1, and the policies of Subsection 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] Official Plan Consolidation for the City of Ottawa 6

7 2.4 Low Density Residential 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 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 Special Policies Official Plan Consolidation for the City of Ottawa 7

8 Notwithstanding the permitted uses in Subsection 2.4.1, and the policies of Subsection 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 Permitted Uses Single detached units. Home-based businesses Accessory apartments and/or garden suites may be permitted subject to rezoning 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 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 and policies on development on private services in public service areas in Section [Amendment #13, September 8, 2004] 2.6 Greenway Permitted Uses Community Parks Neighbourhood Parks Pocket Parks Open Space Linkages Stormwater Management Facilities 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. Official Plan Consolidation for the City of Ottawa 8

9 Park/open space areas shall be acquired in accordance with provisions of the Planning Act and the Ottawa Official Plan. 2.7 Schools 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 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 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 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 9

10 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 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 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. Official Plan Consolidation for the City of Ottawa 10

11 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. Official Plan Consolidation for the City of Ottawa 11

12 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 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 Official Plan Consolidation for the City of Ottawa 12

13 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. Official Plan Consolidation for the City of Ottawa 13

14 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 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 14

15 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). Official Plan Consolidation for the City of Ottawa 15