october 24, 2006 (pec) - ottawa · demonstration plan 25 6. implementation 28 6.1 interpretation 28...

MER BLEUE COMMUNITY DESIGN PLANMER BLEUEMER BLEUE MIXED USE CENTRE CENTRE POLYVALENT CENTRE POLYVALENT MER BLEUE MER BLEUE

October 24, 2006 (PEC)

PROJECT TEAM The Mer Bleue Mixed Use Centre Community Design Plan was prepared in collaboration with the Landowners, staff from the City of Ottawa Planning and Growth Management Department, and FoTenn Consultants.

Ce document est disponible en anglais seulement et pourrait être traduit / traduite en partie ou en totalité sur demande. Renseignements : Julie Houle, 613-580-2424, poste 27816 ou la Division des services en français ([email protected]; au téléphone : 613-580-2424, poste 21536.

This document is available in English only and may be translated in whole or in part upon request. For more information, please contact Julie Houle at 613-580-2424, extension 2786 or the French Language Services Division at [email protected] or 613-580-2424, extension 21536.

Contents

Mer Bleue Mixed Use Centre Community Design Plan iOctober 24, 2006 (PEC Version)_

1. INTRODUCTION AND BACKGROUND 1 1.1 Background 1 1.2 Purpose 3 1.3 Location 4 1.4 Existing Conditions 5 1.5 Plan Process 5

2. PLANNING FRAMEWORK 6 2.1 City of Ottawa Official Plan 6 2.2 Mer Bleue CDP (May 2006) 6 2.3 East Urban Community CDP 8 2.4 Zoning By-law 8

3. LAND USE PLAN 9 3.1 Mixed Use 9 3.2 Civic Square/Park 11 3.3 Transit Corridor and Transit Station 11 3.4 Pedestrian/Cycling 13 3.5 Road Network 13 3.6 Parking 14 3.7 Servicing and Transportation 14

Contents

Mer Bleue Mixed Use Centre Community Design Plan iiOctober 24, 2006 (PEC Version)_

4. URBAN DESIGN GUIDELINES 17 4.1 Purpose and Intent 17 4.2 Built Form 17 4.3 Streetscape 19 4.4 Parking 20 4.5 Connections 22 4.6 Civic Square 23 4.7 Loading and Utilities 20

5. DEMONSTRATION PLAN 25

6. IMPLEMENTATION 28 6.1 Interpretation 28 6.2 CDP Targets 28 6.3 Development Review and Zoning 29 6.4 Interim Development 29 6.5 Planning Rationale 29 6.6 Affordable Housing 30 6.7 Plan Amendment 30 6.8 Approval of this Plan 30 6.9 Monitoring 30

7. SUPPORTING STUDIES 31

Contents

Mer Bleue Mixed Use Centre Community Design Plan iiiOctober 24, 2006 (PEC Version)_

FIGURESFigure 1 OPA No. 35 1 Figure 2 Mer Bleue CDP Land Use Plan 2 Figure 3 Area subject to CDP 3 Figure 4 MUC CDP Study Area 4 Figure 5 Key Influences 7 Figure 6 Mer Bleue MUC Land Use Plan (May 06) 7 Figure 7 Mixed Use Centre Demonstration Plan (May 06) 7 Figure 8 Mer Bleue MUC Land Use Plan 12 Figure 9 Loop Road cross-section 14 Figure 10 Transportation Plan (May 2006) 15 Figure 11 Municipal Servicing Plan (May 2006) 16

Figure 12 Gateway locations 18 Figure 13 MUC Land Use/Built Form Plan 26 Figure 14 MUC Demonstration Plan 27

Introduction

Mer Bleue MUC Community Design Plan 1October 24, 2006 (PEC Version)

Mer Bleue Road looking north

1. INTRODUCTION

1.1. Background

On May 24, 2006, the City of Ottawa City Council approved a Community Design Plan (CDP) for a portion of the Orléans East Urban Community located east of Mer Bleue Road and west of Tenth Line Road. This CDP was prepared following the approval of Official Plan Amendment (OPA) 35 which redesignated the 160 ha area from ‘Employment Area’ to ‘General Urban Area’ and ‘Mixed Use Centre’ as illustrated in Figure 1.

The Mer Bleue CDP provides guidance for the future development of the Mer Bleue Area in accordance with the requirements of the Official Plan.

The plan provides a detailed development concept, and transportation and servicing plans based on a set of principles and guidelines established during the planning process. The Plan includes:

A Land Use Plan (Figure 2) and associated policies;A Transportation Plan; A Servicing Plan; A Demonstration Plan: and Community Design Guidelines.

Figure 1 – OPA No. 35

Introduction


Figure 2 – Mer Bleue CDP Land Use Plan

Introduction


As illustrated in Figure 2, two areas of the Mer Bleue CDP Land Use Plan are designated ‘Mixed Use’. These areas were designated as such given their strategic location along the future east-west rapid transit corridor (stations are proposed at Mer Bleue and Tenth Line Roads). As indicated in Section 5.1.2 of the CDP (May 2006), these lands are intended to accommodate a wide range of office, institutional, high-density residential and convenience retail uses, with the objective of becoming high-density employment nodes for the area. Together, these areas are intended to generate at least 300 high density residential units and over 3,000 jobs.

Although the same policies apply to both these areas, the Mer Bleue Mixed Use area (identified in Figure 3) is distinct since it is also located within a larger area designated ‘Mixed Use Centre’ in the Official Plan. As such, a more detailed plan is required to guide the future development of this area. This is the purpose of this document.

1.2. Purpose of the Mer Bleue Mixed Use Centre CDP

The purpose of this CDP is to further support and detail the policies and guidelines applicable to this area and contained in the Mer Bleue CDP (May 2006). CDP’s are intended to translate the direction of the Official Plan by analyzing existing conditions, defining specific targets for housing, greenspace, and transit, presenting a detailed development land use plan, outlining urban design principles and guidelines and providing an implementation strategy.

This Plan provides a detailed development concept, land use and transportation plan based on a set of goals established during the plan process.

The Plan includes: A Land Use Plan and associated policies; A Demonstration Plan; Community Design Guidelines; and, Implementation Strategy.

Figure 3 – Mer Bleue Mixed Use Area subject of this CDP.

Introduction


Figure 3 – Mer Bleue MUC CDP Study Area

Once approved, this CDP will be combined to the Mer Bleue CDP (May 2006) to form an integral part of the original CDP document.

1.3. Location

The area subject to this CDP is located within the City of Ottawa’s Orléans area. It is bounded to the north by the the hydro transmission corridor and future Transit Corridor, to the west by Mer Bleue Road, to the east by lands in the Mer Bleue CDP and to the south by the future Blackburn Hamlet By-pass Extension (see Figure 4). A station for the east-west transit line is planned at Mer Bleue and the Transit Corridor. To the north of the study area is the Orléans Industrial Park.

The future transit corridor will be just south of theexisting hydro transmission corridor.

Figure 4 – MUC CDP Study Area

Introduction


1.4. Existing Conditions

The “Mer Bleue Community Design Plan Existing Conditions”, January 18, 2006, and supporting studies listed in Section 7 provide a detailed background analysis for the area and the larger area known as the Mer Bleue Community Design Plan. Reference to these documents should be made as background to this Plan.

1.5. Plan Process

Throughout the process for the preparation of the Mer Bleue CDP, the public was given the opportunity to review the proposed detailed development for the Mer Bleue Mixed Use Area. Two public Open House Sessions were held (November 30, 2005 and March 22, 2006), along with a formal public hearing (PEC meeting, May 9, 2006). Further detail on the Plan Process is contained in Section 2 of the Mer Bleue CDP. This process satisfied the public consultation requirements of the City of Ottawa.

Planning Framework

Mer Bleue Mixed Use Centre Community Design Plan 7October 24, 2006 (PEC Version)

2 PLANNING FRAMEWORK

2.1. City of Ottawa Official Plan (May 2003)

The Mer Bleue Mixed Use Centre CDP area is part of an Official Plan designated larger ‘Mixed Use Centre’ (MUC) to the west. This designation applies to lands that have been identified as strategic locations on the rapid-transit network and lie adjacent to major roads. They should contain development that is both locally- and regionally-oriented. The designation on both sides of Mer Bleue Road targets at least 5,000 jobs. A CDP for the MUC to the west has not yet been prepared.

Lands located within 600 metres of Rapid Transit Stations are intended to develop as compact, mixed-use, pedestrian friendly cores.

The lands to the south and east are designated General Urban Area in the City’s Official Plan. This designation permits the development of a full range and choice of housing types to meet the needs of all ages, incomes and life circumstances, in combination with conveniently located employment, service, cultural, leisure, entertainment and institutional uses.

A Municipal Snow Disposal Facility is planned at the northwest corner of the Hydro Corridor and Mer Bleue Road. Although not located in the CDP Area, its impact must be considered for the future development of the CDP Area.

The Official Plan indicates that the impacts of snow disposal facilities for existing and committed sites shall be mitigated through urban design and site plan control measures which include locating landscaping, road allowances, open space uses, utility installations, commercial uses, etc. in any intervening separation distance between the snow disposal facility and a sensitive land use.

This future Snow Disposal Facility is subject to the former City of Gloucester Zoning By-law, which provides additional guidance regarding the impact of this facility. The site is zoned Mx-Heavy Industrial (E4), which only permits a snow disposal facility and also requires that the facility be a minimum of 300 metres away from any lot used for residential purposes. This requirement affects the northwest corner of the CDP area.

Key influences are shown in Figure 5.

2.2. Mer Bleue CDP (May 2006)

In addition to its Official Plan designation, the CDP area is part of a Mixed Use designated area in the Mer Bleue CDP (May 2006). The recently Council approved Mer Bleue CDP provides the background, public consultation and servicing and transportation components which provide the framework for the development of this area. Therefore, the plans, policies and guidelines of the Mer Bleue CDP must be considered to give context to the preparation of this supporting CDP.

Planning Framework


Figure 7 – Mer Bleue MUC Demonstration Plan (May 2006)

Figure 6 – Mer Bleue MUC Land Use Plan (May 2006)

Section 6.3 of the Mer Bleue CDP anticipated the future development of the area in advance of the preparation of this more detailed plan. Figure 6 (Land Use Plan) and Figure 7 (Demonstration Plan) illustrate the development intentions at the time.

Figure 5 – Key Influences

Planning Framework


2.3. East Urban Community CDP (July 2005)

The East Urban Community CDP, approved by Council in July 2005, addresses the objectives found in the new Official Plan by providing land use, greenspace, transportation and residential density components to guide development. This CDP applies to lands west of the study area. It therefore provides the context and key land use, density and infrastructure assumptions for the larger Mixed Use Centre to the west of this CDP area, which must be considered in the Mer Bleue Mixed Use Centre CDP.

2.4. Zoning By-law

This Mixed Use Centre CDP area is currently zoned D-I in the former City of Cumberland Zoning By-law. Discussions with City of Ottawa staff indicate that the D-I zoning represents the former Council’s approval in principle of future Industrial development of the CDP Area. This zone is a type of holding provision, which prevents no new uses beyond those existing on the land. Any change from this status will require a Zoning By-law amendment.

According to the recently released Draft Comprehensive City of Ottawa Zoning By-law (May 2006), the CDP area is zoned Development Reserve (DR). The intent of the DR zone is to recognize lands intended for future urban development while limiting permitted uses to those which will not preclude future development options. This is also a type of holding provision, which will require a Zoning By-law amendment for any new development to occur.

A Zoning By-law amendment will need to be approved to rezone the lands from DR (Development Reserve) to a mix of residential, commercial and office uses in keeping with the approved CDP.

Land Use Plan


3. LAND USE PLAN

Figure 8 indicates the land use designations applicable to this Plan.

3.1. Mixed Use

The intent of the Mixed Use designation is to accommodate a wide range of office, institutional, high-density residential and convenience retail uses, with the objective of becoming a high-density employment node for the area. Development within the Mixed Use area should focus on integrating and directing built form to the proposed transit station at Mer Bleue to facilitate walkablity, access to transit and promote sustainable ridership. This area should develop incorporating principles of transit oriented developments (TOD).

This form of development is based on allowing higher density development around the transit station, making transit more convenient and encouraging ridership. The mix of uses and densities in TODs create convenient, active and vibrant communities with a focus on the pedestrian environment. Successful TODs are created by finding the balance between developing a sense of place as well as a transit node.

Mixed use development can be achieved through vertical integration within a single building. In fact, high-density residential uses are encouraged to be integrated with non-residential uses in the same building. Mixed use development can also be achieved through horizontal integration between adjacent buildings. This type of integration allows for activity throughout the day and provides the pedestrian with a more comfortable and walkable environment.

Land Use Plan


Together, the areas of the plan designated Mixed Use are intended to generate at least 300 high- and medium-density residential units and over 3,000 jobs. Of this total target, the Mer Bleue Mixed use area is intended to accommodate a minimum of 1,500 jobs and 175 residential units.1

Affordable housing targets will be met as indicated within the context of the Mer Bleue CDP.

Low and mid-rise apartments are permitted in the Mixed Use designation while lower-density housing forms are more appropriately located in the ‘Mixed Density Residential’ designation in the Mer Bleue CDP area to the east and south.

1 Although this is the minimum target per the Mer Bleue CDP (May 2006), the Demonstration Plan (Section 5) illustrates that over 2,500 jobs and 250 residential units can be accommodated in the 11 ha study area.

An ‘apartment’ is defined as a non-ground-oriented residential building having a minimum density of 80 units per net hectare. This would include stacked townhomes or mixed-use buildings containing business and residential space, such as the “Chambre” type units along Centrepointe Drive, may be permitted at the required density as a transition between the Mixed Use Centre and the residential area to the east.

Permitted non-residential uses include a range of transit-supportive institutional, commercial and service uses such as professional and medical offices, retail stores, restaurants, service commercial, financial institutions, entertainment, recreational and institutional uses.

Land Use Plan


In order to achieve the plan’s employment target, proposed uses should generally support job creation at a rate of one employee for every 30 square metres of floor area. Therefore, uses that are land intensive and auto-oriented, such as drive-throughs, gas stations and warehouses, are not permitted. In addition, buildings in this area will have a minimum height of 6 metres. Uses that perform a community function, such as retirement homes or care facilities are also appropriate for the Mixed Use designation.

3.2. Civic Square/Park

The amount of area designated Civic Square/Park will be a minimum of 0.5 ha and dedicated as a public park. The area will be designed as an urban plaza with hard surfaces and passive uses, with seating areas, landscaping and opportunities for public art. There shall be strong pedestrian connections from the Civic Square/Park to the transit station and surrounding area.

Parkland for commercial uses shall be obtained in accordance with the Planning Act at a rate of 2% of the land included in the applicable plan of subdivision. This land shall not be dedicated but obtained through cash-in-lieu payment to the City.

3.3. Transit Corridor and Future Transit Station

It is the intention of the City to develop a Transit Station at Mer Bleue and the Transit Corridor. There will be mutual benefit between the transit station and the surrounding community, each contributing to the success of the other. Future station design will contribute to the vitality of the area and act as a gateway to the Mer Bleue community.

Land Use Plan


Figure 8 – Land Use Plan for Mer Bleue Mixed Use Centre CDP

Land Use Plan


The functional and detailed design for this station has not yet been completed. The exact alignment for the transit station will evolve as the Environmental Assessment studies and design for the stations are approved. The Transit Corridor will be protected at a width of 40 metres until the mode of transit is determined. If the mode of transit and design of the corridor concludes that less than 40 metres is required, then the surplus area could be deeded back to the adjoining land owners.

The general location for a transit station shall be protected as shown on the Figure 8. The design of the transit station must be integrated as much as possible with adjacent development, and provide safe and visible pedestrian connections to adjacent development.

3.4. Pedestrian/Cycling

All streets shall have sidewalks on both sides. Pedestrian connections will also be provided through the Civic Square/Park and the transit station.

Bicycle routes will be provided along major streets and in a dedicated connection to the transit station and in the off-site cycling corridor planned parallel to the transit corridor.

Adequate bicycle parking will be provided at the transit station and in key locations next to the Civic Square/Park.

A Pedestrian/Cycling Linkage, as shown in Figure 8, shall be retained as part of the dedicated right-of-way (18 metres is recommended) linking the loop street to the transit station.

3.5. Road Network

The roads serving the Mixed Use Centre will be on the basis of a modified grid system and be integrated with the road network provided for in the Mer Bleue CDP Transportation Plan as indicated in Figure 8. The right of way for the main loop street will be 22 metres and provide for wide boulevards, street trees, street furniture and on-street parking (see Figure 9). A reduction of right of way for other streets may be considered in accordance with approved City standards.

Rear lanes are permitted but intended only to provide rear access to parking areas and garages and to carry minimal traffic.

Land Use Plan


Full access to Mer Bleue Road and the Blackburn Hamlet By-pass Extension will be limited to right-in and right-out access only.

3.7 Parking

The Zoning By-Law will determine parking standards for the Mixed Use Centre. Given the proximity to the transit station, consideration will be given to reduced parking standards. At grade parking will be discouraged and parking within structures and buildings will be encouraged. Transportation Demand Management strategies will be encouraged to assist in reducing the need for on-site parking.

Parking will be focused in parking structures, both above and below-grade. Surface parking will be avoided, and will not be permitted between the street and the front of a building. Sharing of parking facilities will be encouraged and do not need to be provided on the same lot.

On street parking along the main loop road will be permitted.

3.8 Servicing and Transportation

A Municipal Servicing Plan and Transportation Plan have been approved for the Mer Bleue CDP (May 2006) and are included as Figures 10 and 11. These Plans and Sections 5.2 and 5.3 of the Mer Bleue CDP govern servicing and transportation for this area.

Figure 9 – Loop Road Cross-Section (for illustration purposesonly)

Land Use Plan


Figure 10 - Transportation Plan (per MB CDP May 2006)

Land Use Plan


Figure 11– Municipal Servicing Plan (per MB CDP May 2006)

Urban Design Guidelines


4. URBAN DESIGN GUIDELINES

Quality and thoughtful site planning, built form and open space are the cornerstones of successful transit oriented development. Taken together, these elements will work to create a vibrant, visually attractive meeting place expressing the policies of this Plan.

4.1. Purpose and Intent

The following urban design guidelines are intended to express the City’s expectations as to how the policies of this Plan should be expressed in the area’s physical development. The urban design guidelines cover six themes: built form, streetscape, parking, connections, civic square and loading and utilities. The following guidelines are to be followed when seeking site plan approval.

Figure 13, found in Section 5, provides a demonstration plan illustrating how the area’s built form and open space could develop in keeping with the following guidelines.

4.2 Built Form

4.2.1 Orient all building fronts and primary entrances to the street and design with defining architectural elements such as entrance canopies, arcades and awnings. Building projections such as bay features, patios and porches are encouraged.

4.2.2 Provide accent lighting on buildings in order to accentuate and animate buildings and spaces.

4.2.3 Create a strong architectural statement throughout the Mixed Use area, in particular for those buildings framing the intersection of Mer Bleue where it intersects with the transitway. This can be achieved by placing taller buildings at these locations and ensuring reduced setbacks to the street.

4.2.4 Lot coverage by building(s) will be a minimum of 50% of the total lot area.

Stepped back upper storeys and architectural detail createa pleasant streetscape.



4.2.5 Along all street frontages, a minimum of 80% clear glazing will be provided along the first floor and a minimum of 50% for all upper floors. Blank façades facing public roads are not permitted.

4.2.6 Encourage canopies/awnings/arcades to define entrances and provide shelter along buildings.

4.2.7 Where a single building occupies the entire block depth in the Mixed Use Area, façades facing public streets will be developed with at least 50% glazing on the first floor. Blank façades facing public roads are not permitted.

4.2.8 Locate buildings on corner sites close to both street frontages and ensure that they have equally well articulated façades and that the façades include clear windows. Increased massing is desirable at corner locations, considered gateways in the area; such as at the transit station and at the four road accesses to the area (see Figure 12).

4.2.9 Building heights will be a minimum of 6 metres with building heights of five to seven stories encouraged.

4.2.10 Street lighting should be augmented with lighting affixed to the buildings in order to accentuate and animate buildings and spaces.

Figure 12 – Gateway locations for increased massing

Interesting building lighting animates the streetscape andcreates visual interest.



4.2.11 Taller buildings should be stepped back to minimize their impact on the streetscape through shadowing and wind acceleration. For example, step the building 2.0 metres above the 4th storey.

4.2.12 Ensure that building façades achieve human scale design by animating the ground floor. Avoid uninteresting expanses of roof and wall façade.

4.2.13 Set back non-residential building between 0 – 3 m from the front or side property line. Increase the setback up to 5m if the additional space creates active pedestrian space such as a seating area. Ensure accessibility from the building entrance to the sidewalk.

4.2.14 Where residential uses are at grade, the building set back should be 3 - 5m and the site must be designed to ensure privacy of at grade units.

4.2.15 Where single use residential buildings are not separated from other uses (e.g. commercial or institutional) by a public street or lane, a minimum 3 m landscape buffer separating the uses is required. This will be provided on the commercial or institutional site and will be well landscaped.

4.2.16 For stacked townhouses, create visual interest by varying the architectural details, silhouettes, colour and materials of the units.

4.3 Streetscape

4.3.1 Street trees will be planted throughout the Mixed Use Centre and be spaced 7 to 10 metres on centre. Street trees will line all sites so as to form a consistent, enclosed canopy at maturity. Due to high volumes of foot traffic, plant street trees in an adequate pit under a metal grate and possibly with decorative metal guards.

4.3.2 Street trees will be coordinated with the location of utilities and infrastructure that share the right-of-way.

4.3.3 Provide visual interest using coordinated planting, decorative paving, site furniture, signage and lighting.

Variety in the architectural details, rooflines and materials ofthese units create a more interesting streetscape.



4.3.4 Signage should complement the architectural style, scale and proportions of the building(s).

4.3.5 Commercial signage identifying multi-tenant projects or buildings should be ground-mounted, internally lit with a masonry base integrated with site landscaping.

4.3.6 Lighting should be designed to ensure pedestrian comfort and safety and minimize lighting spillage onto adjacent residential properties.

4.3.7 Whenever possible integrate, bus shelters and stops into adjacent building design.

4.3.8 Community mailboxes, bus stops, newspaper boxes, and municipal waste containers should be consolidated in common areas.

4.4 Parking

4.4.1 Design aboveground parking garages with at-grade commercial or residential uses that wrap the entire length of the street-facing façade.

4.4.2 Ensure that aboveground parking contained within the lower floors of any building is incorporated into the design and architecture of the building to ensure that it is visually unobtrusive.

Animated store fronts, street trees, angled parking andlighting are all key elements of a visually attractive streetscape.

Active uses at the ground floor encourage increasedpedestrian activity and safety.



4.4.3 The primary location for surface parking is encouraged adjacent to the transit corridor, at the rear of buildings. Surface parking in this location will be separated from the transit corridor by a minimum 4.0m wide landscaped area which includes both trees and shrubs.

4.4.4 Surface parking and service areas for all uses will be located at the rear of buildings and screened from view both from the public street and from adjacent residential properties. Screening will principally be provided by the building. Where buildings do not screen surface parking areas, the impacts of the parking will be mitigated with heavily landscaped areas at least 4.0m in width.

This is required along the edge of any surface parking area that is adjacent to a public right-of-way, but also through the use of co-coordinated landscape elements including low walls, fencing and vegetation.

4.4.5 Surface parking is not permitted between the building front and the right of way.

4.4.6 Provide landscape islands in parking lots to interrupt consecutive runs of 20 or more spaces. The minimum width of landscaped islands is 2m; landscape islands should incorporate a mix of shade trees and shrubs.

4.4.7 Indicate designated pedestrian walkways in all parking areas.

Each development will provide a sufficient number of safeand accessible bicycle parking spaces.

Well-designed parking structures are encouraged to limitsurface parking and make more efficient use of land in the Mixed Use Centre.



4.4.8 Reduced parking standards will be applied at the time of zoning, by taking into account the proximity to the rapid transit station, the potential for shared-use parking during off-peak times (e.g., abutting park or school), and the availability of on-street parking during off-peak times of the day.

4.5 Connections

4.5.1 All development at grade will be pedestrian-oriented and barrier-free.

4.5.2 Main façades and primary entrances must face the street, and be accessible from the public sidewalk.

4.5.3 Provide sidewalk having a width of at least 2 metres along storefronts to accommodate building projections and amenities.

4.5.4 Mark all pedestrian street crossings through a change in pavement material, colour and/or texture.

4.5.5 Each development will provide a sufficient number of safe and accessible bicycle parking spaces.

4.5.6 Create inviting, safe pedestrian walkways (min. 1.8 metres) to link rear parking areas to the public sidewalk/street. Augment walkways with landscaping and lighting.

4.5.7 The transit link pathway will be at least 18 metres wide to accommodate pedestrians and cycling, landscaping, lighting, and seating areas. If appropriate, an easement shall be dedicated to the City for the purpose of maintenance of this pathway.

4.5.8 Buildings adjacent to the transit link pathway will be oriented with their main façades to both the pathway and public street (if applicable). The primary entrance may face either the pathway or the public street. Façades will include a minimum of 50% clear glazing to allow visual access to the pathway for safety and security. Vehicular access to the pathway is not permitted1 and service and drop-off areas will be accessed from the rear or sides of the buildings.

1 Pathway should be accessible to emergency vehicles.

The transit link pathway will provide space for bothpedestrians and cyclists.



4.6 Civic Square

4.6.1 The Civic Square is the neighbourhood focal point and must have full street frontage on at least three sides.

4.6.2 The built form on blocks facing the square/plaza must face and front the square/plaza and must have enhanced elevations. Blank, windowless walls facing the square/park are not permitted.

4.6.3 Rear lotting to the square/plaza is not permitted.

4.6.4 Buildings abutting the square/park should have main entrances facing the square and accommodate uses, such as restaurants, that could “spill over” onto the square.

4.6.5 Parking and service areas facing the square are not permitted

4.6.6 The square/park will predominantly be a hard landscaping area designed with special brick or concrete pavers throughout.

4.6.7 Landscaping must reinforce street edge and be co-ordinated with street tree planting around the square.

4.6.8 Include benches, planters and public art in the design of the Square/Park.

4.6.9 Office parking may be provided below-grade at the Civic Square/Park, if this does not prevent the planting of large trees in the square/park. Access to any below-grade parking is not permitted along the park frontage.

4.7 Loading and Utilities

4.7.1 The sharing of facilities is encouraged in order to reduce the number of service and loading areas.

4.7.2 Service and loading areas will be located away from the street and appropriately screened from view from the street and from adjacent residential uses. Waste and recycling receptacles will be fully enclosed within a building. Screening may include walls and/or coniferous landscape material. Screen walls should be constructed with material consistent with eth associated building.

Buildings abutting the square/park should have mainentrances facing the square and accommodate uses, such as restaurants, that could “spill over” onto the square.



4.7.3 Integrate rooftop mechanical equipment into the roof design using materials that are complementary to the building and not visible from the street.

4.7.4 Minimize conflicts between pedestrians and service vehicles through a clear delineation of the pedestrian right-of-way.

4.7.5 Utility providers are encouraged to consider innovative methods of containing utility services on or within streetscape features such as lampposts and transit shelters.

4.7.6 Encourage, wherever possible, utility coordination and location within an initial common trench to avoid unnecessary digging and disruption of the municipal right-of-way.

4.7.7 All residential uses will have internal storage for waste and recycling. A hard surface area will be provided at the curb to accommodate bins and boxes on waste collection day.

4.7.8 Prior to approval of development, all interested utilities and telecommunications providers are to confirm if services can be provided to support the proposed development. Developers should consult with utility and telecommunication providers in the early stages of development to determine appropriate locations for large utility equipment or utility cluster sites.

Demonstration Plan


5. DEMONSTRATION PLAN

The following section illustrates one detailed way to develop the Mixed Use Centre in keeping with the policies and guidelines of the Plan. The minimum targets for the development of the area are as follows:

Employment: minimum 1,500 jobs Housing: minimum 175 high-density residential units, as defined in Section 3.1 Open Space: 0.5 hectare (as civic square)

Notwithstanding the minimum targets, the Demonstration Plan illustrates that the area can achieve even greater potential in the fullness of time. In preparing the Demonstration Plan, it was assumed that most buildings would be constructed with 5 to 7 storeys, with taller buildings located closer to the transit station and that a portion of the required parking would be provided in parking structures. The following density assumptions were used:

30 employees per square metre 93 square metres per residential unit

This exercise showed that more than 3,000 jobs and 300 dwelling units can be accommodated on the site. These targets illustrate the development potential for this area once the appropriate transportation infrastructure and market forces are in place. A suggested land use and built form distribution plan is illustrated in Figure 13. Figure 14 is the Demonstration Plan.

Illustrative sketch of future urban square/courtyard atthe Mer Bleue Mixed Use Centre.

Illustrative sketch of streetscape for internal street at theMer Bleue Mixed Use Centre.

Demonstration Plan


Figure 13 – Mer Bleue Mixed Use Centre Land Use/Built Form Plan

LEGEND

Demonstration Plan


Figure 14 – Mer Bleue Mixed Use Centre Demonstration Plan


6. IMPLEMENTATION

The Official Plan requires that Community Design Plans indicate how policies and guidelines will be implemented at the community level. This section describes how the Plan is to be interpreted; guidelines for reviewing development applications; how affordable housing targets will be met; and the process for making changes to the Plan in the future.

6.1 Interpretation

6.1.1. Land Use Plan, Policies and Guidelines The CDP is a statement of land use planning policy. It is intended to be a guide to the development of the Mer Bleue Mixed Use Centre. Some flexibility in interpretation is permitted, provided the general intent of the policies and principles of this Plan are maintained. Development within the Mer Bleue Mixed Use Centre shall be subject to all policies and guidelines of this CDP, all applicable policies of the Official Plan and any applicable Council-approved policies or guidelines.

Changes to the Land Use Plan, such as minor reconfigurations of the street pattern, minor adjustments to the location of blocks, and minor changes to block sizes and shapes may be made at the discretion of the Director of Planning and Infrastructure Approvals. Subdivision and/or Site Plan approval by the City reflecting these changes constitute approval of the change to the Land Use Plan.

6.1.2. Demonstration Plan The Demonstration Plan illustrates one way the Mer Bleue Mixed Use Centre could be developed in accordance with the policies and guidelines of the CDP.

The Demonstration Plan will be used as a guide in the review of development applications. The Land Use Plan remains the primary reference.

6.2 CDP Targets

The land use targets for this Plan are as follows:

Employment: minimum 1,500 jobs

Housing: minimum 175 high-density residential units, as defined in Section 3.1

Open Space: 0.5 hectare (as civic square)

These minimum targets are based on the approved Mer Bleue CDP (May 2006) and are intended to maintain the opportunity for a balanced community in keeping with the goals and objective of the Official Plan and this Plan. The Plan should be used as a tool to track the achievement of residential and employment targets as development applications are reviewed and approved.

As subdivision plans or site plans are submitted, a review of the targets will be required to ensure opportunities are maintained and targets are being met.


6.3 Development Review and Zoning

Implementation of this CDP will occur mostly through traditional land use processes, including zoning, plan of subdivision, and site plan processes. In addition, opportunities may arise for partnerships or arrangements between private landowners and the municipality in order to ensure the cost-effective and successful construction of the transit line and station. Section 6.5 lists the requirements for supporting documents to be submitted along with standard development applications.

6.4 Interim Development

The Demonstration Plan illustrates the long-term opportunity the site provides to meet the objectives of this plan. However, the ultimate development will take 10-20 years to complete. In the interim, development will be permitted as long as it does not negatively impact on the ultimate goals being achieved.

Early in the development of the Mixed Use Centre, at-grade parking will be allowed on undeveloped building sites provided that the long term plan to supply structured parking is not jeopardized. Temporary at-grade parking will be buffered with landscaping and other appropriate means as detailed in Sections 3 and 4. The location of temporary at-grade parking will be subject to the guidelines noted in Sections 3 and 4.

In addition, a ‘Planning Rationale’ will be required in support of any interim development. The following section outlines this requirement.

6.5 Planning Rationale

In order to ensure that future development, including interim development, does not impact on the achievement of Official Plan goals and the targets of this Plan, a ‘Planning Rationale’ shall be required with the submission of applications for subdivision, zoning by-law amendment and site plan control.

The ‘Planning Rationale’ will demonstrate how the policies and guidelines of this plan are met or maintained and the proposed development fits into the Land Use Plan (Figure 7). The ‘Planning Rationale’ should include the following:

a. A plan showing the following: The proposed block/lot layout; The proposed location of pedestrian/cycle routes; The location of land uses; The location of buildings and parking areas/structures (if available at the time of application); The proposed location of open space (if applicable).

b. A description/illustration of the proposed development and how the proposal supports and meets the policies and guidelines set out in the Plan;

c. A description of the density proposed for each use forming part of the proposal, by unit per net hectare for residential uses, and jobs per net hectare for employment areas. Where target densities are not met through initial development proposals, the report


should demonstrate how these targets will be accommodated over-time within the area;

d. A list of requirements that could be implemented through the approval of site plan or subdivisions (e.g. site plan conditions) that would ensure the ultimate development potential of the area is not compromised.

6.6 Affordable Housing

Several opportunities exist within the development of this area, as well as in the greater Mer Bleue CDP area to meet and exceed affordable housing targets set forth by the applicable City policy. The parent Mer Bleue CDP (May 2006) sets out policies and objectives for Affordable Housing. Section 7.3 of that Plan should be followed.

6.7 Plan Amendment

Where substantive changes to the Land Use Plan and Demonstration Plan are proposed prior to zoning by-law amendment, subdivision or site plan approval, an amendment to this Plan will be required. Substantive changes include:

the size reduction of park blocks; or, changes that could jeopardize the area’s ability to achieve the Official Plan’s strategic directions, as well as the employment and residential target of this Plan.

Where proposed changes to the Land Use Plan could jeopardize the area’s ability to achieve the Official Plan’s strategic direction with regards Mixed Use Centres, such as employment and housing targets, the proposed change(s) will be subject to approval by Planning and Environment Committee and City Council.

Minor changes may be permitted by City staff provided the goals of this Plan are not compromised.

6.8 Approval of this Plan

The CDP will be reviewed and approved as a policy document by Planning and Environment Committee and City Council prior to implementation. Once approved, this CDP will form an integral part of the parent Mer Bleue CDP (May 2006).

6.9 Monitoring

Plan monitoring insures that the implementation of the CDP is accountable to the public and to the commitments made during the planning process. A certain ideal, vision and community character was put forth through this process and should remain true as development occurs in the area. The success of the Plan should be measured beyond the Plan process itself, by assessing objective criteria. If analysis or review of these basic components of the Plan seems not to be realized through the development process, then changes to the Plan may be required.

Supporting Studies


7. SUPPORTING STUDIES

Mer Bleue Community Design Plan, May 9, 2006

Master Drainage Plan – N5

Soils Report – Paterson Group

Serviceability Report – CCL/IBI

Transportation Impact Study – CCL/IBI

Mer Bleue Community Design Plan, Existing Conditions, January 18, 2006

october 24, 2006 (pec) - ottawa · demonstration plan 25 6. implementation 28 6.1 interpretation 28...

Documents