Uptown Rideau Street Secondary Plan [Amendment #166, January 12, 2016]

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1 [Amendment #166, January 12, 2016] The policies of this Secondary Plan are in effect, save and except for the property at 560 Rideau Street, for which there remains a site specific appeal to this Secondary Plan. 1.1 INTRODUCTION The purpose of this Secondary Plan is to provide detailed area-based policy direction to guide both public and private development within the planning area of Uptown Rideau Street over the next 20 years. This Plan is prepared as a statutory planning tool to implement the Uptown Rideau Street Community Design Plan (CDP). Uptown Rideau Street is designated Traditional Mainstreet in the Official Plan and a target area for intensification. The Community Design Plan and the Secondary Plan provide an updated vision for the area and set out policies on matters related to land use, built form, and public realm to guide and manage the anticipated growth and change. This Secondary Plan is to be read and interpreted in conjunction with the CDP as City Council s policy direction for all municipal actions, including public works, site plan control, Zoning By-law amendment, and Committee of Adjustment applications in the Uptown Rideau Street area. The various sections in the Plan are closely linked and are not meant to be read in isolation. Proponents should review all sections of this Plan in addition to the applicable policies in Volume 1 of the Official Plan when considering and preparing proposals for new public and private development. 2.0 PLANNING AREA This chapter applies to properties generally located along Rideau Street between King Edward Avenue and the Rideau River as shown in Schedule A. 3.0 VISION The following vision statement describes the future state of Uptown Rideau Street when policies of the Community Design Plan and the Secondary Plan are fulfilled: Uptown Rideau Street is a vibrant downtown mainstreet and an entryway to the City s Central Area and Parliament Hill. It is a gathering place between two established and diverse neighbourhoods Lowertown and Sandy Hill -- and a safe and inviting place for people of all ages to live, shop, work and relax. It is generally a street of mid-rise buildings with continuous active storefronts, shops, restaurants, and cafés at the street level and places for people to live and work above. Occasionally, taller buildings rise above human-scaled podiums, transitioning in height towards the Central Area and adding visual interest to the skyline. The buildings that line the street are a mix of heritage and new buildings, the latter achieving sensitivity to established neighbourhoods, strong contributions to the pedestrian realm, and a high-level of architectural excellence befitting of a premiere street in the National Capital. The public realm of Uptown Rideau Street prioritizes pedestrians, cyclists and transit users over motorists. A network of pedestrian and cyclist connections and crossings make it a safe and comfortable place to move through and small, accessible, urban open spaces encourage people to stay a while, relax, and observe all the street has to offer. Official Plan Consolidation for the City of Ottawa 1

2 4.0 CORE PRINCIPLES AND KEY DIRECTIONS This Secondary Plan establishes the following four core principles and key directions to guide public and private developments. 4.1 Establish a vibrant, successful mainstreet that is part of Ottawa s downtown and one of the entryways to the Central Area and Parliament Hill. 1. Provide a mix of uses along Rideau Street to serve local residents, employees, businesses and visitors. 2. Provide more opportunities for people to live and work on Rideau Street through intensification. 3. Retain heritage resources and older buildings through development. 4. Promote high-quality design to ensure the overall quality of the built environment including the buildings and the public realm is suitable for an entryway to the Central Area and Parliament Hill. 4.2 Locate new buildings and taller buildings strategically and with transition to the surrounding neighbourhoods. 1. Require new buildings to be designed to frame Rideau Street and reflect the scale of the Street. 2. Require the massing and design of all new buildings to relate to the human scale and make a positive contribution to the pedestrian environment. 3. Ensure that all new buildings provide transitions to the surrounding neighbourhoods and mitigate shadow and wind impacts. 4. Require that high-rise buildings be located strategically in accordance with the conditions set out in this Plan, where impacts on established neighbourhoods can be mitigated and the design of the highrise buildings can contribute positively to the skyline of the City. 5. Ensure that the operational needs of new developments are planned to minimize the impacts on the CDP area and neighbouring communities. 4.3 Improve the existing mobility network, prioritizing pedestrian, cyclist, and transit users and create an inviting environment. 1. Improve the pedestrian and cycling connections to and through the area. 2. Improve way-finding signage for cyclists to the designated cycling routes in the area. 3. Ensure a generous provision of pedestrian realm along Rideau Street including wide sidewalks and buildings setbacks at strategic locations. 4.4 Enhance and connect the open space network. 1. Provide for on-site public parkland as a part of the redevelopment of larger sites. 2. Provide for privately owned, publicly accessible spaces as a condition for density redistribution for new development that seeks alternative built form design. Official Plan Consolidation for the City of Ottawa 2

3 3. Ensure that new parkland and privately owned public spaces be designed to be welcoming, accessible, safe and comfortable to diverse populations. 4. Improve existing parks, open spaces, and other components of the public realm with additional seating and improved landscaping. 5. Improve connections between all parts of the public realm network for pedestrians and cyclists. 6. Ensure that the redevelopment of properties, especially larger sites, contributes to the greening of the public realm. 5.0 LAND USE AND BUILT FORM Uptown Rideau Street is designated as Traditional Mainstreet in the Official Plan and this designation supports a wide range of uses. This Plan provides detailed delineation of land-use designations and clear directions on built form design within the planning area. The Plan appreciates the dynamics of this downtown mainstreet and recognizes the considerably varied physical and contextual conditions of different properties. The built form approach of this Plan is to establish consistent mid-rise building heights and density while allowing for the exploration of alternative built form under specific conditions without increasing the density. Design principles are also provided as general guidance for different built forms. 5.1 Land Use Three land use designations are found within the planning area including Traditional Mainstreet, Residential, and Open Space as shown in Schedule A. 1. Uses permitted by the Official Plan for Traditional Mainstreets are permitted on properties designated Traditional Mainstreet in this Plan. 2. A range of residential uses are permitted on lands designated Residential. 3. The Open Space designation refers to Besserer Park located at the east end of Rideau Street 5.2 Heights and Density This Plan envisions Uptown Rideau Street as a street of generally mid-rise buildings and establishes baseline heights. The Plan also recognizes implications of the development density for built form design and establishes maximum Floor Space Indexes (FSI) as an indicator of the development density. The baseline building heights and maximum FSI established in this Plan are generally greater than the heights and FSI allowances under the current Zoning By-law. Council may grant such baseline building heights and density provisions through amendment to the Zoning By-law sought after by individual proponents. 1. Baseline building heights are generally 6 storeys and 9 storeys as shown in Schedule B. Council may approve additional heights as exceptions through the mechanism of density redistribution as detailed in Section 5.3 of this Plan. 2. The maximum FSI for a 6-storey building is 3.5 and the maximum FSI for a 9-storey building is 5.0 as shown in Schedule B. 3. Notwithstanding 5.2.2, this Plan supports a maximum FSI of 6.0 FSI on two sites identified in Schedule B. These sites are a minimum 4,000m² in size, are of regular shape, and abut at least two public streets. The size, shape, and location of these two sites allow these properties to absorb more density while meeting the built form and public realm design objectives of this Plan. Development on these two sites must accommodate all required parking, loading, and service areas within the building envelope. Vehicular circulation for the development should be internal to the site and must be managed to minimize the impacts on the adjacent properties and municipal right of way. 4. Proponents who seek to achieve baseline building heights and maximum density shall demonstrate that the objectives of this Plan and other relevant plans, including the built form principles found in Section 5.4 of this Plan are achieved and relevant policies and guidelines are followed, including the Official Plan Consolidation for the City of Ottawa 3

4 execution of an agreement pursuant to Section 37 of the Planning Act in accordance with the City s Section 37 Implementation Guidelines. 5.3 Density Redistribution This Plan appreciates the varied physical and historical conditions of the properties within the planning area, including the presence and allowance of high-rise buildings on certain properties, and recognizes the potential opportunities offered by buildings taller than the baseline building heights described in Section Council may approve a built form design that deviates from the maximum building height provision described in Section 5.2 and shown in Schedule B provided all of the following conditions are met as prerequisite requirements: a. The lot is a minimum of 2000m² in size. b. The lot must abut at least two public realms (with the exception of a POPS as per policy e). c. The proposed development does not exceed the maximum FSI established by this Plan as detailed in Schedule B. d. The proposed development does not exceed the maximum height allowance established by this Plan as detailed in Schedule C. e. The proposed development provides a minimum 200m² privately-owned publicly accessible space (POPS) that meets the design guidelines found in Section 6.2 of this Plan. f. The proposed development achieves the built form principles found in Section 5.4 of this Plan. 2. To protect the established characteristics and pattern of existing residential areas within and adjacent to the planning area, this Plan identifies properties that are not appropriate for density redistribution based on circumstances and context of the lots, as shown in Schedule C. 5.4 Built Form Principles The built form design in the area should follow the guidelines found in the Uptown Rideau Street CDP and other applicable policies and guidelines. Derived from the CDP built form guidelines, the following key principles address the most significant aspects in built form design in the area: 1. Creating a positive ground floor experience. a. Locate appropriate uses at the ground floor to achieve an active building frontage along the public realm. b. Locate parking, utility rooms, garbage rooms, etc. at the rear of the building where possible. c. Regardless of use, the ground floor should be designed to achieve a great degree of transparency and to animate the public realm through the incorporation of elements such as pedestrian entrances, windows, and porches, facade articulations. d. Except for Rideau Street, building setbacks should be consistent with the existing pattern on the street and generally be setback 3m from the street right of way to allow for landscaping and tree planting. e. Development along the north side of Besserer Street must provide generous landscaping and continuous tree canopy. 2. Mid-rise development a. Mid-rise development should generally take the base-middle-top approach in built form design. i. The base of the building should relate to and animate the sidewalk and the pedestrian realm. ii. The middle portion of the building should relate to the adjacent buildings to form a continuous street wall. iii. The top of the building should be articulated to break up building mass and allow skyview, sunlight, and transition towards the abutting properties. b. Building massing and elevation(s) along the public realm should enhance the character of the public realm, avoid the canyon effect, and minimize visual and microclimate impacts. Official Plan Consolidation for the City of Ottawa 4

5 c. Where a mid-rise building fronts onto two streets, the corner should be given prominence and special treatment/articulation. d. Provide reasonable mid-block conditions between different buildings to ensure liveability, privacy, access to sunlight, and cross ventilation. i. Generally, the separation between two buildings with residential units facing each other should be at least 15m. ii. Generally, the rear yard setbacks should be at least 7.5m. iii. Generally, the interior side yard setback in the portion of a development parcel that abuts the rear yard of a residential use should be at least 7.5m. iv. The provision of an interior courtyard is encouraged on larger development lots. v. The upper floors of the building should incorporate stepbacks. 3. High-rise development a. High-rise development must be well-proportioned, integrated with its surroundings and should generally take the podium and tower approach in built form design. b. The podium should animate the pedestrian realm, form a continuous street wall, and relate to the adjacent buildings in massing, height and architectural rhythm. c. The maximum podium height should be 6 storeys and the built form principles found in of this Plan should apply to the design of the podium. d. The tower should setback from the podium faces and should be articulated to break up building mass and allow skyview, sunlight, and transition towards the abutting properties. e. The maximum floor plate for a tower containing primarily residential uses should be 750m². f. The maximum floor plate for a tower containing non-residential uses should be 2,000m². g. Where the proposed floor plate for a tower is greater than what is specified above the proponent shall demonstrate that the objectives stated in of the Official Plan (OPA150) are met. h. Generally, the minimum separation distance between towers should be 23m and the towers should be set back by a minimum of 11.5m from the rear and the side property lines to achieve the minimum separation. i. The top portion of a tower or the last few storeys should contribute to the city skyline through a varied articulation or special architectural treatment. j. Mechanical penthouses should be architecturally integrated in a manner which is consistent with the overall character of the tower. 6.0 PUBLIC REALM Uptown Rideau Street is a people place. The public realm in the CDP area includes streets, publicly accessible pathways and lanes, parks, privately owned publically accessible spaces (POPS) and watercourses. While the completion of the Rideau Street Reconstruction project has greatly improved the quality of the public realm along Rideau Street, this Plan recognizes the need for the provision of additional open spaces to further enhance the public realm network to support the envisioned future growth. This Plan emphasizes the provision of small urban parks and POPS along Rideau Street. 6.1 Public Parks This Plan encourages the provision of new urban parks within the planning area, and the enhancement to the existing parks in the vicinity identified in the CDP. 1. Development on a lot that is of 4,000m² or greater will be required to provide a public park on site to be held under the ownership of the City of Ottawa. a. The land area of the public park should be equivalent to 10% of the total area of the development lot. b. Notwithstanding a, in cases where the land area of the required public park is smaller than 10% of the total area of the development lot, a cash contribution in-lieu of the balance will be required. Official Plan Consolidation for the City of Ottawa 5

6 2. Land accepted as parkland dedication must be fully unencumbered and in full public ownership and control. In some cases, where there are encumbrances such as deep sewers or hydro lines, these may be incorporated into the park, but the easement area will not be counted towards the required parkland dedication. 3. Lands accepted as public parkland shall be a single contiguous parcel, have frontage on at least one public street and must have sidewalks across the frontage(s), and should be regular in shape. 4. The placement of the park space will be selected with consideration of microclimate conditions. 5. Development on a lot abutting a park must ensure that the construction, maintenance and access to the buildings does not infringe on the park through building setbacks or other means. To achieve the above objectives: a. Detailed conditions such as building setbacks from the park, site design, and maintenance standards shall be specified in the site-specific Zoning By-law amendment and/or the Site Plan Agreement following the policies found in the Uptown Rideau Street CDP. 6. The design of the urban parks should follow the guidelines found in the Uptown Rideau Street CDP and other applicable policies and guidelines to allow for intense use, to serve multiple overlapping functions and a diverse population, and to support year-round activities. 7. Development lots that are smaller than 4,000m² shall provide cash-in-lieu of parkland in accordance to Parkland Dedication By-law, and Council may direct the portion of the cash- in-lieu of parkland that is distributed to Ward 12 Rideau Vanier towards supporting the expansion and improvements to the existing public parks in the vicinity of Uptown Rideau Street identified in the CDP as a primary purpose. 6.2 Privately Owned Public Spaces (POPS) This Plan requires the provision of Privately Owned Public Spaces by any developments that seek opportunities for density redistribution as provided for in Section 5.3 of this Plan as a prerequisite condition. 1. A POPS shall be of a minimum of 200m² in size, contiguous, and fully open to the public street or public pathway on at least one side and should be open to the sky. 2. A POPS is additional to land that would be in a setback, a landscaped open space, and/or an atgrade amenity space required by the Zoning By-law and cannot be credited in-lieu of parkland dedication. 3. A POPS should be of regular shape with a length to width ratio of no more than 2:1; An irregular shape may be considered if it strengthens the space s relationship with the greater open space network or adjacent public realm. 4. A POPS will be subject to a surface easement registered on title and will remain as such in perpetuity to allow public access. 5. A POPS shall incorporate signage at visible locations to identify the name and address of the space, and clearly indicate that the space is open to the public subject to the review and approval by the City. 6. A POPS shall be a welcoming place for the public, and designed and constructed to follow the criteria found in the Uptown Rideau Street CDP and other applicable policies and guidelines. 7. A POPS shall be properly maintained by the property owners to meet the designed functions specified in the Site Plan Agreement with the City. 7.0 IMPLEMENTATION The policies of this Plan provide a framework for the future development in the Uptown Rideau Street area. The success of these policies depends on effective implementation. This section reinforces and augments the implementation policies contained in Volume 1 of the Official Plan, and describes the tools and actions the City intends to use to implement the objectives and policies of the Plan. 7.1 Holding Provisions for Zoning Amendment Applications Official Plan Consolidation for the City of Ottawa 6

7 Council will introduce a holding provision upon considering all Zoning By-law amendment applications that seek density redistribution as detailed in Section 5.3 of this Plan. The removal of the holding provision will not be considered by Council until the policies set out in this Plan are implemented and met to the satisfaction of the General Manager of Planning and Growth Management Department including the following: 1. Approval of a Site Plan Control application, including the execution of an agreement pursuant to Section 41 of the Planning Act, to the satisfaction of the General Manager of the Planning and Growth Management Department, that will require the implementation of all policies of this Plan, and fulfilling obligations specified in the relevant policies and By-laws. 2. Execution of an agreement pursuant to Section 37 of the Planning Act, to the satisfaction of the General Manager of the Planning and Growth Management Department where such an agreement is required in accordance with the City s Section 37 Implementation Guidelines. 7.2 Mobility Initiatives The City shall prioritize and undertake initiatives identified in the CDP to improve mobility for pedestrians and cyclists in the area, including the following: 1. Improving conditions of the existing cul-de-sacs and pedestrian crossings identified in the CDP to ensure a safe, convenient, and comfortable walking environment. 2. Improving the signage system to facilitate better way-finding for cycling in the area. 7.3 Built Heritage 1. The City shall pursue heritage registry and designation initiatives pertaining to the buildings identified in the CDP. 8.0 SCHEDULES Schedule A: Planning Area and Land Use Schedule B: Baseline Building Heights and Maximum Densities Schedule C: On-site Density Redistribution Official Plan Consolidation for the City of Ottawa 7

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