THE RIDEAU CENTRE EXPANSION
PLANNING RATIONALE
Prepared for: The Cadillac Fairview Corporation Limited 20 Queen St West, Suite 500 Toronto, ON M5H 3R4
Prepared by: Lloyd Phillips & Associates Ltd. File: 1307 Contents 1 EXECUTIVE SUMMARY ...... 6
2 SITE & CONTEXT ...... 8
2.1 Site Details ...... 8 2.1 Community Context ...... 18 2.2 Historical Context ...... 19 3 PROPOSED DEVELOPMENT ...... 21
3.1 ‘Rideau Centre Revitalization’ – Overview ...... 21 3.2 The Rideau Centre Expansion – Scope of Proposed Development ...... 22 4 RELATED CITY PROJECTS ...... 28
5 DEVELOPMENT PROPOSAL ...... 29
5.1 Site Plan Control ...... 29 5.1.1 Proposed Minor Variance ...... 61 6 PLANNING POLICY REVIEW ...... 68
6.1 Provincial Policy Statement (2005) ...... 68 6.2 City of Ottawa Official Plan ...... 69 6.2.1 Central Area Secondary Policy Plan - Rideau / Congress Centre...... 80 6.2.2 Central Area Secondary Policy Plan - Rideau Street ...... 84 6.3 City of Ottawa Zoning By-law 2008-250 ...... 88 7 RATIONALE FOR SITE PLAN CONTROL APPROVAL ...... 91
7.1 Planning Policy Review ...... 91 7.1.1 Downtown Ottawa Urban Design Strategy ...... 91 7.2 Land Use ...... 94 7.3 Urban Design ...... 95 7.4 City Building ...... 96 7.5 Supporting Studies ...... 98 7.5.1 Cultural Heritage Impact Statement ...... 98 7.5.2 Arborist Report ...... 98 7.5.3 Geotechnical Report ...... 98 7.5.4 Site Servicing Brief and Stormwater Management Report ...... 98
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7.5.5 Phase I - Environmental Site Assessment ...... 99 7.5.6 Phase II – Environmental Site Assessment ...... 99 7.5.7 Transportation Brief...... 100 8 CONCLUSION ...... 101
APPENDIX A …………………………………………………………………………………………………………………………..102
APPENDIX B……………………………………………………………………………………………………………..…………….108
APPENDIX C………………………………………………………………………………………………………………..………….110
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List of Figures Figure 1: Area Context ...... 10 Figure 2: Site Context ...... 11 Figure 3: View to west ...... 12 Figure 4: View to east ...... 12 Figure 5: Site Boundaries and Area of Development ...... 15 Figure 6: Area of Development ...... 16 Figure 7: Partial Plan of Survey of Area of Development ...... 17 Figure 8: Master Site Plan - Level 1 ...... 23 Figure 9: Master Site Plan – Level 2 ...... 24 Figure 10: Master Site Plan – Level 3 ...... 25 Figure 11: Master Site Plan – Level 4 ...... 26 Figure 12: Master Site Plan – Level P1 ...... 27 Figure 13: Site Development Plan ...... 31 Figure 14: Detailed Site Plan ...... 32 Figure 15: Lower Level One – P1 ...... 36 Figure 16: Lower Level Two – P2...... 37 Figure 17: Lower Level Three – P3 ...... 38 Figure 18: Level One ...... 39 Figure 19: Level Two ...... 40 Figure 20: Level Three ...... 41 Figure 21: Level Four ...... 42 Figure 22: Level Five (Low Roof) ...... 43 Figure 23: High Roof Level ...... 44 Figure 24: Ogilvy’s Building ...... 45 Figure 25: Expansion Plans - Rideau Street (Source – Cadillac Fairview) ...... 46 Figure 26: Colonel By Drive Refurbishment (Image source: Cadillac Fairview) ...... 47 Figure 27: Rideau Station LRT Entrance ...... 48 Figure 28: Pedestrians Bridges ...... 49 Figure 29: Rideau Street Expansion ...... 50 Figure 30: Ogilvy Corner...... 51 Figure 31: Nicholas Street Expansion – Street View ...... 52
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Figure 32: Elevations – Colonel By Refurbishment ...... 53 Figure 33: Elevations - Rideau St Refurbishment ...... 54 Figure 34: Elevations - Rideau St Expansion ...... 55 Figure 35: Elevations - Nicholas St Expansion ...... 56 Figure 36: Elevations - Nicholas St Refurbishment ...... 57 Figure 37: Elevations - Mackenzie King Bridge Refurbishment ...... 58 Figure 38: Elevations – Mackenzie King Bridge Refurbishment – Entrance Detail ...... 59 Figure 39: Elevations – Mackenzie King Bridge Refurbishment – Entrance Rendered ...... 60 Figure 40: Applicable Area for Minor Variance Relief ...... 63 Figure 41: North and West Elevation of Expansion – Area of MV Relief in Red ...... 64 Figure 42: Minor Variance Illustration Drawing – Front View Comprehensive ...... 65 Figure 43: Minor Variance Illustration Drawing – Perspective View N/E Corner ...... 66 Figure 44: Minor variance Illustration – Front View Schedules 55 and 58 ...... 67 Figure 45: Extract of Schedule B – Urban Policy Area...... 69 Figure 46: Excerpt of Schedule D - Rapid Transit Network ...... 72 Figure 47: Rideau Station LRT West Entrance ...... 73 Figure 48: Rideau Station LRT East Entrance ...... 73 Figure 49: Conceptual Image of Vision for Rideau/Congress Centre as presented in the Central Area Secondary Plan ...... 80 Figure 50: Conceptual Image of Vision for Rideau Street - Central Area Secondary Plan ...... 84 Figure 51: Zoning Map ...... 88 Figure 52: Zoning Height Schedules and Zoning Map Composite ...... 90 Figure 53: Designated Urban Precincts ...... 92 Figure 54: Extract from Downtown Urban Design Strategy showing the Retail, Arts & Theatre Precinct . 93 Figure 55: Proposed Pedestrian Routes ...... 95
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1 EXECUTIVE SUMMARY Viking Rideau Corporation, the Owner of the Rideau Centre, and is the subsidiary of Cadillac Fairview Corporation Limited. Cadillac Fairview is undertaking preparations to expand the Rideau Centre, which is located at 50 Rideau Street in the heart of Ottawa’s Central Area. This initiative is called the Rideau Centre Expansion, which is part of a greater plan for the entire site called the Rideau Centre Revitalization.
The plan involves an expansion of the existing Rideau Centre, which consists of four new levels of retail, and an expansion of the existing cinema and three new levels of parking below grade.
The existing Rideau Centre has a Gross Leasable Area (GLA) of 68,672 m2 (739,179 sq. ft.). The expansion will connect with the existing Rideau Centre and have a GLA of 22,100 m2 (237,883 sq. ft.). The Gross Floor Area (GFA) for the existing Rideau Centre is 69,238 m2 (745,272 sq.ft.). The proposed GFA for the expansion is 22,100 m2 (237,883 sq. ft.). The GFA for the expansion is the same as the GLA for the expansion as a result of the uses and spaces within that proposed area of the Rideau Centre and the applicable definitions for GFA and GLA.
The plan includes 375 parking spaces within three levels of below-grade parking which will access off of Nicholas Street. There are two existing parking structures, the below grade “Blue Garage” and the parking garage known as the “Red Garage” which faces Nicholas Street. The lowest parking level floor slab for the proposed new below grade garage (“Green Garage”) will be at an approximate elevation of 52.9 metres.
The proposed expansion will be located at the north east corner of the site fronting on both Rideau Street and Nicholas Street. The lot currently consists of a surface parking lot with 118 spaces, turn-around loop (accessed from Besserer Street) and the Ogilvy’s Building on the corner of Rideau Street and Nicholas Street.
The proposal will remove the existing Ogilvy’s Building facades on the north eastern portion of the site, and the heritage elements will be retained and be incorporated into the new structure, thereby conserving the heritage building attributes of this former historic department store at the corner of Rideau Street and Nicholas Street. This work is already underway.
The first four stories of the expansion will consist of leasable retail space for a total of 28 retail units. Two of these units are expected to be used for restaurant uses at grade level. The fourth floor/roof area will consist of an expansion of the existing cinema and will also include some storage space.
The City of Ottawa’s Official Plan designation for the site is Central Area. There are multiple zoning designations of the site and the overall zone category is the MD- Mixed
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Use Downtown Zone. Each zone is associated with special exceptions and zoning provisions including area specific height limits that are formed by angular planes in different dimensions. These height limits are intended to protect views and light for Rideau Street and in the larger context, protect the Parliamentary Precinct.
The proposed development conforms to the current City of Ottawa’s Official Plan designation, the Central Area, but at this time, the proposed height limit of a portion of the new structure, slightly exceeds the existing maximum height limits of the zoning regulations. Therefore, a Minor Variance application will be submitted to address this discrepancy and the proposal will be subject to its approval. At this stage in development, the proposed expansion is seeking Site Plan Control approval.
It should be noted that there are various City of Ottawa initiatives, such as the Rideau Street Renewal, pedestrian realm improvements, and an anticipated joint venture between the City, the Bay and Rideau Centre to refurbish and renew the existing pedestrian bridges.
Lloyd Phillips & Associates Ltd. has been retained to prepare the Planning Rationale for the Site Plan Approval Application. The following presents this report.
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2 SITE & CONTEXT
2.1 Site Details The Rideau Centre is currently the largest shopping centre in Ottawa with a total Gross Leasable Area (GLA) of 68,672 m2 (739,179 sq. ft.). It is a three level shopping centre with connections to the Ottawa Convention Centre and the Westin Hotel. The streets bordering the Rideau Centre are: Rideau Street on the north, Nicholas Street on the east, Mackenzie King Bridge on the south and Colonel By Drive on the west.
There are two pedestrian bridges that stretch across Rideau Street, connecting the Rideau Centre to The Bay, on the north side of Rideau Street. This connection also provides a route to access the Byward Market.
The current extent and scale of the Rideau Centre and adjacent buildings such as the Ottawa Convention Centre, The Westin Hotel, and the former Sears building, are identified in Figure 2.
The existing Rideau Centre has a main pedestrian entrance from the south on Mackenzie King Bridge. This provides access to the third level, and is also the location of the former Sears store. A new retail tenant is expected within the next year. The Rideau Centre extends north towards Rideau Street.
There are parking and pedestrian entrances on the east, at Nicholas Street and Daly Avenue. Daly Avenue cuts through the property (east-west) below the Rideau Centre mall. There is an above grade parking garage, containing four levels, which will be referred to in this report as the “Red Garage”, that is accessible off of Nicholas, the Besserer Street loop and Daly Avenue. An underground parking garage, which will be referred to in this report as the “Blue Garage”, is accessible from Daly Avenue (below the overpass of Mackenzie King Bridge). There is also a surface parking area located in the north section of the parcel facing Rideau Street, west of the Ogilvy’s building.
A main pedestrian entrance is located on the south side of Rideau Street below the eastern pedestrian bridge. This entrance provides access to Level 1 of the shopping centre. There is an additional main entrance on the north western corner of the site at the junction of Rideau Street and Colonel By Drive providing access to Level 2. The height of the building changes throughout its extent. Please refer to the site photos and the birds-eye view on the following pages for an illustration of the Site.
The entire Rideau Centre site is 62,888 m2 (676,921 sq. ft./ 15.54 ac.) bounded by Mackenzie King Bridge to the south, Rideau Street to the north, Nicholas Street on the east and Colonel By Drive on the west. Within this site, the total (GLA) is 68,672 m2 (739,179 sq. ft.) including 138 retail units. The total GFA is 69,238 m2 (745,272 sq.ft.).
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The existing covered parking garages provide 1330 spaces and the surface parking lot provides 118 parking spaces. The recently opened Ottawa Convention Centre has 17,800 m2 of space. The majority of the Colonel By Drive is occupied by the Westin Hotel, which has 496 rooms and 27 meeting spaces.
For the proposed Site Plan application, the boundary of development is located in the north east portion of the site as shown in Figure 5 and Figure 6. Within this area there is approximately 92 meters of frontage on Rideau Street, and 82 meters of frontage on Nicholas.
The site area of the Rideau Centre Expansion is 6,997 m2 (75,315 sq. ft.).
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Figure 1: Area Context
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Figure 2: Site Context
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Figure 3: View to west
Figure 4: View to east
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Vehicle entrance off of Nicholas (beneath MKB). Looking west on MKB. Rideau Centre on the right.
View from Colonel By Drive looking north-east at Westin Hotel and Convention Centre. Looking east at Convention Centre on MKB.
View from Rideau Street of pedestrian connections to the Bay.
View of Ogilvy’s Building (corner of Nicholas and Rideau).
MKB = Mackenzie King Bridge View on Rideau Street, looking west. Ogilvy’s Building on far left. File No. 1307 Lloyd Phillips & Associates Ltd. April 5, 2013 Planning Rationale Page 13 of 101
A street view of the north side of Rideau Street. The Westin Hotel can be seen in the background.
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The site is made up of three parcels of land, which can be viewed in Figure 5. These are identified as Parcels A, B and C. The area shown in purple is the parcel identified as the location of Daly Avenue and is considered a separate parcel of land according to the City eMap Services. The Site Boundaries for the proposal are identified as the red outline shown within Parcel B on Figure 5. Please note the area of development is smaller in size and is located in the north east section of the parcel. Please see Figure 6 on the following page for a more detailed overview of the Area of Development.
The location of the proposed expansion currently consists of a surface parking lot with 118 spaces, turn-around loop (accessed from Besserer Street) and the Ogilvy’s Building on the corner of Rideau Street and Nicholas Street.
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Figure 5: Site Boundaries and Area of Development
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Figure 6: Area of Development
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Figure 7: Partial Plan of Survey of Area of Development
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2.1 Community Context The Rideau Centre is centrally located in the downtown core with access from Highway 417 via Nicholas Street and is a short walking distance to the ByWard Market, Ottawa University, Business/Commercial area, and many other key locations in the downtown core, via the Mackenzie King Bridge.
Within the area of context, some notable places and buildings are: The Westin Hotel, Chateau Laurier, Parliament Buildings, Department of National Defence Headquarters, City Hall, Ottawa Convention Centre, Government Conference Centre, many Ottawa University Buildings, many office buildings, and the Rideau Canal. The nearest residential neighbourhoods are Lowertown West, Sandy Hill, and Centretown.
There are main bus stops along Mackenzie King Bridge and Rideau Street that provide routes to just about any part of the City. This area has a very high level of transit service, and the Mackenzie King Bridge Rapid Transit Bus Station is integrated into the south side of the Rideau Centre. The future station for the below grade Light Rail Transit System is planned to be below Rideau Street with two accesses to the station; one at Rideau and Sussex which is to be located inside the Rideau Centre building, and the other is located at Rideau and William. Both of these accesses serve the one LRT station.
There is also a newly built on-street bike lane available along Laurier Avenue, to the south of the National Defence Headquarters building.
The surrounding streets are two-way, generally four lane streets.
Sidewalks are present on all streets and this is a high traffic pedestrian area with the proximity of the main business area, extensive shopping, restaurants, and the University of Ottawa.
The Rideau Centre is one of the major destination sites in the downtown core that draws people from around the City as well as tourists, either for the shopping or other amenities located within this block, namely the new Ottawa Convention Centre, and the Westin Hotel. The Rideau Centre area is located within the more general Retail, Arts and Theatre Precinct and acts as a connection point and hub for the various activities in the vicinity.
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2.2 Historical Context The portion of Rideau Street that is now occupied by the Rideau Centre has formed part of Ottawa’s downtown retail commercial character from Ottawa’s earliest days. Before the advent of the Rideau Centre, the frontages were occupied by a variety of small and medium size retailers, as well as Robinsons and the Ogilvy’s department store. On the north side of Rideau Street, A.J. Freiman department store (now the Bay), was a dominant presence, and other locally based retailers (Caplans and Bourque) operated department stores. The elegant office building at 10 Rideau, on the southeast corner of the intersection of Rideau and Sussex, was the head office of the National Capital Commission for many years.
The Rideau Centre was purchased by VRC – Viking Rideau Corporation, in the late 1970’s. This was a major land assembly of privately owned properties on Rideau Street and former federal properties (Canada Post) and 10 Rideau Street.
The construction of the Rideau Centre shopping centre began in 1981 and continued into 1982 spanning twenty months. On March 16th, 1983 the Rideau Centre officially opened for business. At this point the original extent of the Rideau Centre contained most of the block with the exception of the former Registry Office on Nicholas and the north east corner of the block, which contained the Ogilvy’s Building, the Robinson Building, and the Royal Bank.
Around the same time as the advent of the Rideau Centre, the Regional Municipality of Ottawa-Carleton, the City of Ottawa, VRC and other private businesses collaborated on the construction of the Rideau Bus Mall. This resulted in the construction of at-grade enclosures on the street sidewalks on both sides of Rideau Street. This was intended to provide a comfortable environment for shoppers at stores on Rideau Street that were not part of the actual Rideau Centre. Rideau Street, between Sussex Drive and Waller Street was restricted to busses and taxis only and private vehicles were routed around via George Street and Besserer Street. This scheme did not have a positive effect and eventually the enclosures were removed and private vehicle traffic restored to Rideau Street.
In the beginning of the 1990’s, the Robinson Building was demolished but the Ogilvy’s building remained.
In 1995-1996, this corner block, including the Ogilvy’s building, was purchased by VRC. In the latter part of the decade, the Registry Office site was also purchased by VRC. At this point the Rideau Centre ownership covered the entire block.
In 2004, the Royal Bank building was demolished. Finally, in 2008 the Red Garage demolition and reconstruction began, continuing for 10 months until completion.
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The demolition of the Ogilvy’s Building is currently underway.
The current conditions and situation of the site are now at a stage where development of the north east corner can occur.
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3 PROPOSED DEVELOPMENT
3.1 ‘Rideau Centre Revitalization’ – Overview The Rideau Centre is to have a comprehensive renovation and expansion that is represented by several projects that are to be undertaken over the next two years. The overall name of this program is called the Rideau Centre Revitalization. The plans entitled Master Site Plan Identifying Project Elements, by Barry Padolsky Associates Inc. Architects (BPA), show these individual projects and identifies them by number and colour. This group of plans (A1-A5) is provided on the following pages, as Figures 8-12.
1. The Rideau Centre Expansion on the former Ogilvy’s store, the Besserer loop and the existing parking lot, adjacent to the corner of Rideau Street and Nicholas Street. This is identified as numbers 1 and 2, and in yellow on the plan. 2. Renovations to the parts of the sidewalk on Rideau Street and Nicholas Street adjacent to the expansion. Identified as number 3 on the plan. (City of Ottawa project). 3. The access modifications of the Red Garage, located at 24 Nicholas Street, just south of former Ogilvy’s store. This is identified as number 4 and in red on the plan. 4. The façade and entrance modifications on Rideau Street and Colonel By Drive. This is identified as numbers 5 and 6 on the plan. 5. Rehabilitation of the two existing overhead pedestrian bridges between the Rideau Centre and the Bay. This is identified as number 7 on the plan. This is to be a joint venture between Rideau Centre, the Bay and the City of Ottawa. 6. Renovations to the entrance and façade of the Rideau Centre adjacent to the bus Transitway station at Mackenzie King Bridge. This is identified as numbers 8 and 9 on the plan. 7. Upgrades to the existing Rideau Centre entrance at Nicholas Street and Daly Avenue. This is identified as number 10 on the plan. 8. Internal renovations for the existing Rideau Centre. This is identified as number 11 on the plan. Internal modifications to the existing Rideau Centre to accommodate the new LRT entrance. This is identified as number 12 on the plan. 9. Renovations to the former Sears department store, to be occupied by Nordstrom. This is identified as number 13 on the plan. This item relates also to the relocation of the food court which is identified as 11A.
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3.2 The Rideau Centre Expansion – Scope of Proposed Development The application for Site Plan Approval for the Rideau Centre Expansion and the various plans and documentation has defined the Limit of Development as indicated in ‘yellow’ on the plans prepared by BPA. The Red Garage is the subject of a separate approval process and the other projects are indicated for information purposes.
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Figure 8: Master Site Plan - Level 1
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Figure 9: Master Site Plan – Level 2
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Figure 10: Master Site Plan – Level 3
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Figure 11: Master Site Plan – Level 4
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Figure 12: Master Site Plan – Level P1
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4 RELATED CITY PROJECTS The City of Ottawa, through the Rideau Street Renewal program is a key party in the revitalization of not only the Rideau Centre, but the overall Retail, Arts and Theatre Precinct as identified in the Downtown Ottawa Urban Design Strategy. Some of the initiatives of the City of Ottawa that directly affect or relate to the Rideau Centre Expansion are the Rideau Street Renewal project, and many of the initiatives contained within the Downtown Urban Design Strategy which include the Rideau Centre Façade Improvement Programme, Rideau Street West Beautification, Colonel By Redesign, including the Sussex/Rideau Entrance, and Heritage Asset Protection and Street Theming Programme.
The reconstruction of the sidewalks and pedestrian areas at the corner of the intersection of Rideau Street and Nicholas Street will require coordination between the City of Ottawa and Cadillac Fairview during the Site Plan Approval process.
An additional potential future project is to be review and study the possibility of dedicating a portion of Nicholas Street, south of Rideau, as a pedestrian mall, limiting all vehicular traffic.
Cadillac Fairview strongly supports these related projects and strategies that will enhance user experience within the Downtown Core, and further support the renewal of the Rideau Centre identity.
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5 DEVELOPMENT PROPOSAL
5.1 Site Plan Control The proposal is to construct an expansion to the north east section (‘Development Area’ in (Figure 5) of the site which will connect into the existing Rideau Centre structure, and will also result in some renovations. There will also be a new three-storey below grade garage that will provide vehicular access off of Nicholas Street.
The proposed expansion would result in the following changes:
1) The proposed 3-level below-grade garage will be constructed with new accesses onto Nicholas Street. This is referred to as the “Green Garage.” The Green Garage will not tie into the existing parking garage known as the Red Garage. 2) The proposed Green Garage will be located beneath the proposed new retail. There will be a total of 375 new parking spaces provided. 3) The Ogilvy’s Building is to be demolished but the facades will be dismantled, restored and reinstated on the new Rideau Centre Expansion structure. 4) The expansion area will contain four new levels of retail (26 retail units), with a rooftop level that will contain some storage. 5) The new expansion will be providing 2 restaurant uses at grade.
The expansion will contain approximately 22,100 m2 (237,883 sq. ft.) GFA made up of 26 retail stores, plus two restaurants on the ground floor and an expansion of the existing cinema on the fourth floor. The GLA, indicating the total area of the retail units proposed for the new expansion is also 22,100 m2 (237,883 sq. ft.). The GLA and GFA are the same due to the fact that certain administrative and other similar spaces are not part of the expansion and therefore the retail units count as the main use towards the calculation for both the GLA and GFA. The existing GLA is 68,672 m2 (739,179 sq. ft.).
The proposed expansion will have a site area of 6,997 m2 (75,315 sq. ft.).
The new parking facility provided below the new expansion will contain a total of 375 parking spaces, distributed over three levels.
The existing site has a combined total of 1,330 parking spaces. This will result in a total provided parking of 1587 spaces, which includes a net loss of 118 spaces previously provided in the surface parking lot area.
The height of the proposed expansion varies. The maximum height proposed is 21.85 m.
The new development has many positive attributes that are provided for in the plans. These include:
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Ground floor pedestrian access to the new retail stores at sidewalk level, including a major entrance on Rideau Street. Allowance for the connections to the future Light-Rail Transit station that is to be located below Rideau and Sussex. The re-installation of the former Ogilvy’s store façades on the corner of Rideau and Nicholas that represents Rideau Streets retail heritage. The new façades on Rideau Street will fill in a gap created by the existing surface parking lot. The new development is a major part of a larger initiative to renew the Rideau Centre, including a new anchor tenant (Nordstrom) for the former Sears store, and a new anchor tenant for the Expansion area: Simon’s. The Rideau Centre Revitalization, and more immediately the Rideau Centre Expansion are the implementation components of a larger vision for the rebranding of the Rideau Centre to create a new distinct identity that will serve to better integrate its role as a major hub within the downtown core.
The Site Development Plan (A1-01) and other architectural drawings are presented on the following pages for review. The plans were prepared by B+H Architects. These are shown on Figures 13-23. The data panel is presented on Table 1.
The façade designs are also presented on the following pages (Figures 24-39). The detailed elevations are provided in Appendix A. These were designed by BBB Architects.
The Landscape Plan, which deals with the details of the sidewalk refurbishment at Rideau and Nicholas was designed by CSW Limited, Landscape Architects. The Landscape Plan is provided in Appendix B.
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Figure 13: Site Development Plan
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Figure 14: Detailed Site Plan File No. 1307 Lloyd Phillips & Associates Ltd. April 5, 2013 Planning Rationale Page 32 of 101
Table 1: Site Statistics
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Table 2: Site Statistics – Gross Leasable Area Calculation for Expansion
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Table 3: Cadillac Fairview (CF) - Rideau Centre Existing Site Statistics
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Figure 15: Lower Level One – P1
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Figure 16: Lower Level Two – P2
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Figure 17: Lower Level Three – P3
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Figure 18: Level One
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Figure 19: Level Two
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Figure 20: Level Three
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Figure 21: Level Four
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Figure 22: Level Five (Low Roof)
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Figure 23: High Roof Level
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Figure 24: Ogilvy’s Building
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Figure 25: Expansion Plans - Rideau Street (Source – Cadillac Fairview)
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Figure 26: Colonel By Drive Refurbishment (Image source: Cadillac Fairview)
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Figure 27: Rideau Station LRT Entrance
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Figure 28: Pedestrians Bridges
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Figure 29: Rideau Street Expansion
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Figure 30: Ogilvy Corner
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Figure 31: Nicholas Street Expansion – Street View
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Figure 32: Elevations – Colonel By Refurbishment
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Figure 33: Elevations - Rideau St Refurbishment
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Figure 34: Elevations - Rideau St Expansion
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Figure 35: Elevations - Nicholas St Expansion
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Figure 36: Elevations - Nicholas St Refurbishment
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Figure 37: Elevations - Mackenzie King Bridge Refurbishment
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Figure 38: Elevations – Mackenzie King Bridge Refurbishment – Entrance Detail
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Figure 39: Elevations – Mackenzie King Bridge Refurbishment – Entrance Rendered
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5.1.1 Proposed Minor Variance A Minor Variance (MV) will be required to permit the additional height necessary for the section of the development as identified below in Figure 40. The applicable area is located at the corner of Rideau and Nicholas Street where the Ogilvy’s Building currently exists, and extending along the Rideau Street frontage facade. The Zoning By- law 2008-250 does not permit projections above these height limits because of the site location in the downtown core. More detailed illustrations of the proposed height variances are presented in Figures 41-44
The maximum building height limit for this general area is 79.50 ASL and 76.80 m ASL. The existing parapet on the Ogilvy’s Building extends beyond this at the corner of the intersection of Nicholas Street and Rideau Street, at the location of the proposed Rideau Centre Expansion. An encroachment agreement may also be required to address the parts of the building that project over the street.
The proposed Rideau Street heritage façade extends beyond the existing height limit to 79.645 ASL at the location of the Ogilvy’s Flag Parapet. The flag pole extends up to a height of 85.710 ASL.
The new “glass cube” extends up to a height of 83.85 ASL, where it then recedes back by 3.78 m, and extends up to 85.880 ASL. The volume of the building extending outside of the permitted zoning mass continues west and ends at the location of the east pedestrian bridge. The majority of the protrusions outside of the zoning limits for the area beyond the Rideau Centre Expansion are caused by the alteration of the parapet. The current elevation of this area of the Rideau Centre has curved extensions at the top of the façade, by extending the façade detail straight up; the design then extends outside of the zoning limits.
In Figure 42, the existing zoning height limitations are indicated by the grey box, and the other colours represent the areas that are not in conformity with the zoning and the parts of the expansion to which the Minor Variance will apply. The grey box areas are 3D representations of the angular plane height limits that are set out in Schedules 55 and 58 of the zoning by-law.
The difficulty for this variance is that the maximum height limit is not uniform across the site, nor is it neatly packaged into sections. It is set up as a gradual change in height that decreases from the south-east to north-west, and also gradually from south to north.
The required height limit for the first section requiring minor variance is 79.50 ASL. The proposed height limit, at the time of preparation of this report, is 85.880 ASL. This is a net difference in height, which includes a step back, will be 6.38 m. It should be noted as well that the majority of the protrusion is an architecturally designed “glass cube” and File No. 1307 Lloyd Phillips & Associates Ltd. April 5, 2013 Planning Rationale Page 61 of 101
therefore not as intrusive as a solid volume. The actual height limit being sought will be specified in the Minor Variance application.
The other areas of the design that will require minor variance approval contain net height differences of 1.66 m, 3.74 m, and 2.3 m.
The overall effect and impact of the proposed structure with the minor variance will be very similar to that of the original Ogilvy’s building and existing façade.
A Minor Variance application will be submitted to the City of Ottawa Committee of Adjustment to address this.
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General Area Applicable for Minor Variance Relief 6 m
Figure 40: Applicable Area for Minor Variance Relief
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Figure 41: North and West Elevation of Expansion – Area of MV Relief in Red
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81.160
Figure 43: Minor Variance Illustration Drawing – Perspective View N/E Corner
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Figure 44: Minor variance Illustration – Front View Schedules 55 and 58
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6 PLANNING POLICY REVIEW
6.1 Provincial Policy Statement (2005) The Provincial Policy Statement 2005 (PPS) provides policy direction of planning matters for the Province of Ontario. Decisions affecting all planning matters shall be consistent with the Provincial Planning Policies. As set out below, the proposed expansion for the Rideau Centre is consistent with the policies and provisions of the PPS.
Policy 1.1.3.2 states that land use patterns within settlement areas shall be based on densities and a mix of uses that efficiently use land, resource, infrastructure and public service facilities, minimize air quality impacts, and include a range of uses and opportunities for redevelopment and intensification.
Policy 1.1.3.3 provides that planning authorities shall identify and promote opportunities for intensification and redevelopment taking into account existing building stock or areas with suitable infrastructure and public service facilities.
Policy 1.1.3.4 indicates that appropriate development standards should be promoted to facilitate intensification, redevelopment, and a more compact form.
Policy 1.1.3.7 states that new development shall have a compact form, mix of uses and densities that allow for the efficient use of land, infrastructure and public service facilities.
Policy 1.7 deals with long-term economic prosperity and 1.7.1 b) states that this prosperity should be supported by maintaining and, where possible, enhancing the vitality and viability of downtowns and mainstreets.
Policy 1.8.1 supports energy efficiency and air quality through land use and development patterns that promote compact form and structure of nodes and corridors, promote the use of public transit and other modes of transportation. The Rideau Centre already has many of these attributes, and the new expansion together with the future LRT station, will enhance these attributes.
The proposal is consistent with all of these policies. The subject site is located in the designated Central Area of Ottawa where future development is making use of existing infrastructure and public services. The proposal incorporates a mix of uses and permits intensification while enhancing the character of the neighborhood. The development will reinforce Rideau Street as a main shopping street and shopping uses will be the dominant activity at grade establishing an attractive pedestrian realm.
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6.2 City of Ottawa Official Plan The subject site is designated as Central Area on Schedule B of the City of Ottawa Official Plan.
Subject Site
Figure 45: Extract of Schedule B – Urban Policy Area As Section 3.6.6 explains, the Central Area designation is the economic and cultural heart of the City. It is the main tourist destination in the National Capital Region. The area permits a combination of employment, government, retail, housing, entertainment and cultural activities and aims to enhance the diversity and attractiveness of the area by encouraging a broad range of land uses and day/night, year-round activities.
The Central Area plays a vital role in creating a distinct identity for Ottawa. As such, when considering a proposal for mixed-use intensification through infill and redevelopment in the Central Area, the City will:
Enhance the appearance and liveability of the Central Area by implementing the Rideau/Congress Centre guidelines, and the Downtown Ottawa Urban Design Strategy 20/20 (Policy 2 a, c); Enhance the physical character, identity and unique heritage resources of the Central Area’s distinctive streets (Policy 2 d); Protect the visual integrity and symbolic primacy of the Parliament Buildings and other national symbols as seen from Confederation Boulevard and the main approach routes to the Central Area (Policy 2 e);
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Working with the public and private sectors to encourage the location in the Central Area of major facilities to enhance existing retail areas, tourist and convention facilities and amenities, and pedestrian and transit travel (Policy 2 h); The City will promote the Central Area as a vital and active place by adopting multi-uses, keeping with the Central Area’s role as a main tourist destination, and encouraging a range of day/night and year-round activities (Policy 3 a, b, d); Enhance the appearance and liveability of the Central Area and assist in visitor orientation by enhancing major gateways into the Central Area and Nodes within it. (Policy 5 a, c) Apply Community Compatibility and Design policies of Section 2.5.1 and Section 4.11 (Policy 5 b); Recognize the importance of new building and spaces to reflect human scale qualities, guided by design, which will enhance the pedestrian environment (Policy 6); The City will ensure that parking and loading facilities address the unique role of the Central Area and contribute to an enjoyable, safe and secure pedestrian environment (Policy 9);
Section 3.6.6 which deals with the Central Area contains several policies to provide direction for development within the Central Area. The proposal is in accordance with Policies 2 and to some extent, Policy 5 in that the view planes are not to be affected. The proposed minor variance to the permitted height restrictions is minimal and structures at Rideau and Nicholas have about the same impact and presence as the former Ogilvy’s Building. This can be seen on Figures 42 and 43 showing the proposed change in height in comparison to the former Ogilvy’s Building.
Policy 6 relates to the improvement of the pedestrian environment through identifying the public and private areas, to ensure uses at grade front onto the street, and preserving the established architectural integrity. This is being done through the reinstatement of the Ogilvy’s Building façade and by developing land that is currently a surface parking lot. New entrances from both Rideau Street and Nicholas Street are being provided, and these will reinforce and enhance the pedestrian environment on these streets. This provides a continuous building face to the street which enhances the pedestrian environment.
Policy 9 discusses provisions that relate to surface parking within the Central Area. These policies are geared towards minimizing the impact of new parking and limiting where and how parking is to be used. The proposal is to redevelop the lands where the existing surface parking lot is currently located and to provide additional below-grade parking to the site. This is in keeping with the policies regarding parking for the Central Area.
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In the context of these policies, the proposed Rideau Centre Expansion is consistent with the City’s policies in developing the Central Area. The proposal strikes a balance between the general goals of intensification within the Central Area while recognising the character of the existing community, which will allow Rideau Street to flourish as a vibrant shopping street.
The proposed expansion of Rideau Centre meets the policies for the Central Area in Section 3.6.6.
Section 3.6.7 regarding Major Urban Facilities identifies the Rideau Centre as a major urban facility as it exceeds the 50,000 m2 of GLA for a shopping centre. Major Urban Facilities are characterized by their ability to service the entire City or a large part of it, and possibly draw people from beyond the City boundaries. This section states the Major Urban Facilities be located at rapid transit locations on the priority transit network and have direct access to an Arterial Road. The Rideau Centre meets these conditions and will be located adjacent to the future LRT station.
The Rideau Street Expansion meets the policies for Major Urban Facilities contained in Section 3.6.7.
In Section 2.3 of the Official Plan, Providing Infrastructure, a section on transit identifies policies that relate to transit service. It should be noted that as a Major Urban Facility, it is necessary to have access to a high level of transit service. There are currently major bus routes and stops both on Mackenzie King Bridge and Rideau Street. The inclusion of the future LRT station at this location, as part of the overall Rideau Centre Revitalization project supports Section 2.3 of the Official Plan. The following plan identifies the Rapid Transit Network for the City of Ottawa.
The future LRT line is to extend from Tunney’s Pasture in the west to the Gloucester Centre at Blair Road and Highway 174 in the east. Part of the LRT line will be underground, from LeBreton in the west and it emerges at Ottawa University in the east, following the Rideau Centre Station. This is shown on Figure 46.
The Rideau Centre Station is to be located under Rideau Street, between Sussex and Nicholas, with stairs, escalators, and elevators to various parts of the Rideau Centre, adjacent to Rideau Street. This includes a connection to the Rideau Centre as part of the Rideau Centre Revitalization, and will connect to the Rideau Centre at P1 and L1 levels. This is shown on Figure 47 and Figure 48.
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Figure 46: Excerpt of Schedule D - Rapid Transit Network
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Figure 47: Rideau Station LRT West Entrance
Figure 48: Rideau Station LRT East Entrance
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Section 2.5.1 - Compatibility and Design Objectives:
In Section 2.5.1, one of the Design Objectives is to create distinctive places and promote quality consistent with a major metropolis. Another principle within this section outlines that design should achieve a more compact form over time and provide flexibility for buildings and spaces to adapt to a variety of possible uses in response to changing social, economic and technological conditions. This principle also indicates that design should allow for varying stages of maturity in different areas of the city, and recognize that buildings and site development will exhibit different characteristics as they evolve over time. The final principle under Objective 7 is to maximize efficiency and promote sustainable efficiency.
Each Design Objective is briefly discussed below:
1. To enhance the sense of community by creating and maintaining places with their own distinct identity The proposal is for an expansion to be part of an existing downtown core shopping centre that has an established presence and identity. The proposal will redevelop and enliven the current north east corner which is currently a vacant historical building, and a surface parking lot, both of which are an unclear utilization of an important corner in the downtown core. The Rideau Centre Revitalization, and within that, the Expansion, serves to create a new identity for the Rideau Centre which will further establish its role within the downtown core.
2. To define quality public and private spaces through development The proposed expansion will further define the street edge by establishing a continuous façade along Rideau Street and Nicholas. The pedestrian environment along the south west corner of the intersection of Nicholas and Rideau will be enhanced and will become more distinct. There has been discussion between the Owner and the City of Ottawa about the potential for further pedestrian improvements which could include the reverting of part of Nicholas Street to a pedestrian mall, closed to vehicles.
3. To create places that are safe, accessible and are easy to get to, and move through. The proposed development will utilize the proposed three-level underground parking garage that will be accessed off of Nicholas Street. The existing Red Garage will contain new access locations that are required as part of the Rideau Centre Revitalization changes. This proposal will see the elimination of the existing surface parking area which will provide greater safety and accessibility for pedestrians. By creating a continuous building face to the street, the public
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realm can be designed with adequate lighting and street amenities to improve the quality of the space. Though the Expansion does not include the incorporation of the LRT station, it is a related project and it should be mentioned that the future LRT station will reduce traffic on Rideau Street and create a safer environment for pedestrians and cyclists.
4. To ensure that new development respects the character of existing areas. The Rideau Street area and surrounding blocks represent a mix of close-knit urban fabric of retail, restaurants and other uses that slowly transitions to the business sector to the west, and the university and residential areas towards the east. The Rideau Centre is a major hub for a multitude of activities. The proposed expansion of the Rideau Centre will enhance user experience, and the pedestrian experience of the surrounding area. The expansion will fit seamlessly into the existing character and will be an improvement. The Expansion project is filling in a missing link currently created by the surface parking lot and the Ogilvy’s Building. The Expansion will improve the seamlessness along Rideau Street and create stronger linkages to the ByWard Market and Ottawa University.
5. To consider adaptability and diversity by creating places that can adapt and evolve easily over time and that are characterized by variety and choice. The expansion of the Rideau Centre will provide additional retail, restaurants and a revitalized cinema to the central area which are ideal uses for this space. Some of the proposed retailers within the Expansion are normally US-based retail companies that have only recently extended their presence in Canada, and normally in major urban areas such as Montreal or Toronto. These additions will add to the variety and choice not just within this site, but within the entire City of Ottawa.
The Rideau Centre Shopping Area has many sections and levels which could be renovated in the future to provide for another use if necessary, though this is unlikely.
In support of adaptation and evolution of forms, it should be noted that while the existing Ogilvy’s building is to be demolished, the historical façades will be reintroduced as part of the face of the new expansion.
The result of the Rideau Centre Expansion will become more permeable and integrative with its environment.
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6. To understand and respect natural processes and features, and promote environmental sustainability in development. The remediation of the site strongly supports the design guideline that speaks to environmental sustainability. Locating retail expansion in a central area of the City with a stable economic retail base instead of locating it elsewhere in the City supports sustainable development patterns. The existing rooftop of the expansion will be mostly retained. This contributes to environmental sustainability as a rooftop garden reduces heat-island effect, and aids in stormwater management control. Furthermore the integration of the proposed LRT Station will support the use alternative modes of transportation.
There are initiatives to secure LEED Certification. The details of this are still being worked out.
7. To maximize energy efficiency and promote sustainable design to reduce the resource consumption, energy use, and carbon footprint of the built environment. By developing a higher density, transit-supportive, mixed use development, the carbon footprint and impact on the environment is minimalized. With an existing vacant building and surface parking area in the downtown core, the current potential of the site is severely underutilized and inefficient. The proposal will improve efficiency; the construction process will reuse the existing heritage façade elements of the Ogilvy’s building, and thereby reusing and repurposing existing materials. Furthermore, in pursuing LEED Certification, or even incorporating some LEED specific principles in construction, design, and site sustainability, the proposal recognizes the importance of sustainable building practices and is consistent with this objective.
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Section 4.11 – Urban Design and Compatibility:
The City's direction towards managing growth and promoting intensification and infill has necessitated that the zoning in many areas of the City, particular close to major transit stations, arterial roads, and certainly within the Central Area may allow for more intensive development than what has occurred in the past.
The existing site contains an unused building and a surface parking lot. The proposed use will actually be more consistent with what has occurred in the past than the existing condition of the site. The level of intensification is equivalent to the existing density level of the Rideau Centre.
There is a proposed minor variance application that will be submitted subsequent to the Site Plan Control Application. The minor variances requested relate to the minor projections above and outside of the permitted zoning limits for this site. The area of non-compliance is minimal and can be seen in Figures 42, 43, and 44. The scale of the existing Ogilvy’s Building has a legal non-conforming section of the building outside of the permitted zoning which is greater than the proposed areas of non-compliance.
For these reasons the evaluation of compatibility will be viewed from more perspectives than simply height, bulk, mass and scale. The prominent nature of this site alone necessitates a more in depth review of the compatibility components.
In looking at compatibility with the surrounding community when considering a redevelopment of an underutilized site, like that proposed, the compatibility criteria focuses on providing a sense of human scale and interaction at the street level, in addition to adequate spacing and design to ensure compatibility of the project within the community.
In order to ensure that new development is compatible with the surrounding area, Section 4.11 of the City of Ottawa's Official Plan sets out certain guidelines. These guidelines deal with issues such as traffic, access, parking, amenity space, service areas, light, microclimate and neighbourhood services. A review of these guidelines with respect to the proposed development is presented below:
a) Traffic: The proposed development will be adequately served by the existing roads and the new proposed access on Nicholas Street, and the modified accesses which currently function to serve the 1330 parking spaces currently provided for the Rideau Centre. An additional 375 spaces will not drastically affect the existing traffic conditions.
b) Vehicular Access: Accesses to the site are to be located along the frontage of Nicholas Street, both for the existing below grade parking
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(Blue Garage) and for the access to the proposed ‘Green Garage.’ The Red Garage will have access on Nicholas and Daly. The modifications to the entrances for the Red Garage are to be undertaken under a separate Planning Approval and are not part of this Site Plan Application for the Rideau Centre Expansion. By providing accesses that are located along a main route to the Rideau Centre, and by creating distinct and separate entrances for each garage, this ensures safety and efficiency, and will also reduce confusion. In such a central location, with multiple methods of transportation and a very busy area, it is important to ensure that motorists are clear on where the entrances are and what they will be accessing.
c) Parking Requirements: The proposal will provide 375 parking spaces. This is sufficient to serve the proposed retail use for this development.
d) Outdoor Amenity Areas: The proposal is not a residential use and as a retail use the need to provide distinct outdoor amenity areas is not suitable. The sidewalks on the frontages of the Rideau Centre Expansion will be re-done to coordinate with the overall Rideau Street sidewalk improvement program. This includes special surfaces and planting. A rooftop garden that currently exists will be, for the most part, maintained. The proposed use serves as its own amenity.
e) Loading Areas, Service Areas, and Outdoor Storage: The operational characteristics of the building are located beneath the building and are accessed off of Daly.
f) Lighting: The surrounding area is generally commercial and retail. There are few, if any, light sensitive adjacent uses.
g) Noise and Air Quality: The proposed development will not generate any significant noise above the current levels for this area, nor will it create any adverse air quality effects. The proposed development is an expansion of an existing use.
h) Sunlight: Since the development is located in an area with few sensitive uses or large outdoor private amenity spaces, any shadowing impact is minimal. The height and massing of the proposed expansion closely follows the height and massing of the existing Rideau Centre and the Ogilvy’s Building. The impact on sun shadowing on Rideau Street and
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Nicholas Street should not be significant. A Sun/Shadow Study will be submitted as part of the Site Plan Approval process.
i) Microclimate: The proposed development, which comprises the north east corner of the block, is conceived as a highly urbanized built form in the Central Area. Microclimate changes are expected to be similar to that of the effect caused by the existing building.
j) Supporting Neighbourhood Services: The development will be providing culture and leisure type activities and other amenities, such as restaurants on the ground floor, the By-Ward Market, the University of Ottawa, the Rideau Centre and many other attributes for use by Ottawa residents and visiting tourists.
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6.2.1 Central Area Secondary Policy Plan - Rideau / Congress Centre The Central Area Secondary Plan forms part of the City of Ottawa Official Plan and is presented in Volume 2A of the Official Plan in section 1 of the Former Ottawa. The Central Area Secondary Policy Plan establishes a vision and detailed policies for the desired future of the Central Area as the focus of government, tourism, business, retail, housing, major community facilities, entertainment and cultural activities. The block containing the Rideau Centre and Congress Centre is included in this plan.
Area of Proposed Rideau Centre Expansion
Figure 49: Conceptual Image of Vision for Rideau/Congress Centre as presented in the Central Area Secondary Plan
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The Rideau/Congress Centre area plays a key role in Ottawa's Central Business District as a centre for visitor activity and tourists to the Capital City. At street level, inviting retail outlets, such as restaurants and specialty shops, should cater to visitors. Buildings will follow a range of profiles while contributing to a sense of human scale. The Plan states that:
The expansion of the Congress Centre and the Rideau Centre, which will respect and contribute to an enhanced pedestrian environment and heritage ambience along Nicholas Street, will serve as a catalyst for economic growth and development, not only in the Rideau/ Congress Centre area, but along Rideau Street and within the entire Central Business District east of the Canal.
In considering the expansion of the Rideau Centre, City Council will ensure the fulfillment of relevant policies of this section and Plan. The following reviews these specific policies.
a) Visitor-oriented mixed uses
This policy will permit and promote a mix of uses within the Rideau/Convention Centre area. The proposal incorporates a mix of uses including retail, food and beverage, and entertainment that are visitor-oriented. Appropriate retail uses are accessible at grade which complements the user experience.
b) Heritage Cluster
There is no proposed work as part of the Rideau Centre Revitalization project or the Expansion that affect or relate to the significant cluster of heritage buildings on Nicholas Street, south of Daly Avenue.
c) Rideau Centre/Congress Centre Expansion
Specific to the expansion of the Rideau Centre, the Plan states that the City will ensure:
i. the creation of an appropriate building profile transition to the cluster of heritage buildings in the vicinity of Daly and Nicholas and the protection and enhancement of these heritage resources in accordance with Policy b) above; ii. the provision of a human scale and the fulfillment of the urban design criteria in Policy f) below, especially the avoidance/minimizing of blank walls; iii. the restoration of the relationship to the adjacent streets and the Rideau Canal by opening large sections of these facilities to the street and reversing the internal orientation of retail and other uses as per the Targeted Strategy for Colonel By Redesign below;
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iv. the provision of improved pedestrian access across Colonel By Drive as per the Targeted Strategy for Colonel By Redesign below; v. the optimization of the use of the roof of the Rideau Centre, in accordance with Policy e) below; and vi. the minimizing of potential vehicular impacts on the pedestrian environment in accordance with Policy h) below. [Amendment #24, May 25, 2005]
The proposal is consistent with the above policies, notably the proposed human scale urban design elements that will improve the pedestrian realm of the area. The design of the expansion complements the existing building form and preserves heritage features, such as the Ogilvy’s Building façades. It avoids massing, architectural elements and signage that overpower existing buildings or architecturally detract from the existing character.
d) Building Profile
The policies call for a range of building profiles, while ensuring an appropriate transition to the adjoining Sandy Hill West, Rideau Street and Canal areas. The proposed building profile transition respects the existing conditions. Both the scale and design are an appropriate extension of the existing Rideau Centre, which blends into the existing urban fabric.
e) Pedestrian Environment
This policy encourages the enhancement of the pedestrian environment in the Rideau/Congress Centre area. The proposal incorporates elements of pedestrian friendly design by encouraging grade-level store frontage that establishes an animated street. The proposal provides the opportunity for exterior ground floor patio space to enliven the public realm and facilitate human activity and social interaction on Nicholas Street. The pedestrian access will improve within the site as well as connecting the adjacent sites including University of Ottawa, Arts Court, the Convention Centre, Rideau Centre, Rideau Street, and the Central Area west of the Canal. Multiple entrances will be located on both Rideau and Nicholas Street.
f) Urban Design
This policy states that the City will ensure a high quality of design in keeping with the character of the area and its high profile image as a centre for arts, culture and other visitor-oriented activity. The plans for development ensure a high quality of design in keeping with the character of the area. The design avoids blank walls and creates visual interest through architectural detail, articulation of façades, the use of glass, aluminum, metal and ceramic paneling, and the development of landscape features. It provides a visually interesting stepped glass roof top that adds to the visual integrity of the building and surrounding area. The proposed stepped building forms will result in less wind and shadow impacts to the surrounding properties.
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g) Views
This policy ensures that the City will protect, and/or maximize and enhance significant public views, particularly those of Parliament Hill, the Canal, and the cluster of heritage buildings and the Arts Court block. Significant and Parliamentary building views will be protected as seen from the Rideau Centre rooftop terrace and/or the MacKenzie King Bridge.
h) Transportation Requirements
This policy ensures that the transportation requirements of this area are appropriately addressed. The proposal helps to reduce dependence on the automobile as the site provides convenient access to the inter-city transit system.
Additionally, the new building will reduce the impact of the automobile and emphasize pedestrian safety, accessibility and convenience. The location of the parking entrance is appropriately placed on the east side of the proposed expansion at the intersection of Nicholas and Besserer, replacing the existing Besserer Street turn-around loop.
The proposed LRT Station, Rideau, will have two entrances within proximity of the site. One will be located at Rideau and Sussex and the other at Rideau and William. This will bring the highest available level of rapid transit service in the City to the new expansion.
It should also be noted that, as previously mentioned, there have been discussions to look at the possibility of closing off a section of Nicholas Street to vehicular traffic and creating a pedestrian mall. Delcan Corporation is undertaking a study to review the effects of this. While it is not part of the identified Scope of Work for the Rideau Centre Expansion, this project, is a related initiative and could positively influence the revitalization of the Retail, Arts and Theatre Precinct, while further enhancing the pedestrian experience in the Downtown Core.
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6.2.2 Central Area Secondary Policy Plan - Rideau Street Additionally the Central Area Secondary Plan contains a section of specific policies and targeted strategies for Rideau Street between Colonel By Drive and King Edward Avenue.
Figure 50: Conceptual Image of Vision for Rideau Street - Central Area Secondary Plan This section aims to acknowledge the potential of Rideau Street as a vital part of Ottawa’s Central Business District. This will be reflected by a phase of revitalization, and its reestablishment as an east west transportation artery and a dynamic pedestrian shopping street. The following reviews these site specific policies:
a) Mixed Use Business District with Shopping Street Focus
This policy aims to promote Rideau Street as a significant Central Area shopping street. The proposal is a mix of commercial, restaurant uses that focusses on grade level activity. The restaurant uses will encourage evening activity.
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b) Profile of Development and Design Criteria
This policy states that development should apply appropriate design features and contribute to a sense of human scale. The new development aims to retain the sense of a traditional shopping street. Building scales are proportionate at low to medium profiles to the surrounding context which contributes to a pedestrian friendly environment.
c) Heritage Area
This policy ensures the protection, conservation and enhancement of heritage resources on Rideau Street. The design of the development is sensitive to the existing heritage features. A Cultural and Heritage Impact Statement to address the specific issues of the proposal has been prepared by Barry Padolsky Associates Inc. Architects.
d) Rideau Street Heritage Group
City Council will recognize that the group of heritage buildings on the north side of Rideau Street generally between Sussex Drive and Cumberland Street represents the most significant heritage area on Rideau Street. The proportions of the new development are in context with the existing scale, height and character. The modest architectural detailing of the proposed building respects the architectural proportions of neighbouring buildings.
e) Façade Improvement
This policy encourages the implementation of a façade improvement programme for Rideau Street. The Rideau Centre Revitalization project includes the refurbishment of the existing Rideau Street and Colonel By Drive. These façade improvements will encourage other businesses in the area to adopt high quality designed façades.
f) Theme
This policy aims to establish and promote an appropriate theme for Rideau Street. The new development exemplifies Rideau Street as the shopping and entertainment centre of the area.
g) Distinctive Streetscape and Pleasant Pedestrian Environment
This policy ensures that a distinctive, co-ordinated streetscape treatment and a pleasant pedestrian environment are established and maintained along Rideau Street. The proposal establishes an attractive, identifiable streetscape for Rideau Street, including landscape design elements, signage and main entrance elements which reflect the character of the area. The entrances are positioned in key locations that link pedestrian
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movement to and from adjacent sites. The pedestrian area and streetscape improvements will be facilitated by the efforts by the City of Ottawa and the Rideau Street Renewal.
h) Views
Significant and Parliamentary building views (both foreground and background) will be protected as seen from the Rideau Centre rooftop terrace and/or the MacKenzie King Bridge. The proposed minor variance to the height limits on Rideau Street, near Nicholas, will not conflict with or degrade views.
i) Transportation Artery
This policy promotes Rideau Street as an east-west transportation artery. The transportation potential of Rideau Street will not be changed due to the proposed expansion. The future LRT station, and its connection to the Rideau Centre and Rideau Street improve transportation function within the Downtown Core, and furthermore will result in reduced vehicles and busses along Rideau Street thereby creating a safer environment for pedestrians and cyclists.
j) Parking
This policy will identify the parking needs of Rideau Street. A total of 375 parking spaces with three levels of below-grade parking are being proposed. In regards to this proposal, Delcan Corporation was contracted to conduct a traffic report study. This report states that sufficient parking is proposed and that the traffic generated from the proposal is considered insignificant.
k) Access Loading
This policy facilitates continuous pedestrian and vehicular movement along Rideau Street by requiring that off-street loading and vehicular access occur from nearby streets. The proposed loading services and vehicular access will occur off the Daly underpass and into the below grade parking levels of the red parking garage. This will have no effect on pedestrian or vehicular movement on Rideau Street.
l) Central Retail Management and Marketing
This policy facilitates the implementation of a central retail management strategy for Rideau Street in consultation with Rideau street interests. The owner, Cadillac Fairview Corporation Ltd., has implemented a retail management strategy which has attracted large retailers such as Nordstrom, Simon’s and others.
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m) Targeted Strategy Rideau Street Beautification
City Council will consider undertaking a targeted strategy to implement the Downtown Ottawa Urban Design Strategy, which includes the Rideau Centre Façade Improvement Programme. The implementation of this strategy is an important component of the Rideau Centre Expansion, and overall Rideau Centre Revitalization.
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6.3 City of Ottawa Zoning By-law 2008-250 The current zoning of the Rideau Centre is under the City of Ottawa Comprehensive Zoning By-law 2008-250.
The Rideau Centre has five different zoning designations and the overall zone category is the MD- Mixed Use Downtown Zone. Each zone is subject to special exceptions and zoning provisions including a number of height limits that are formed by angular planes in different dimensions that are set on various schedules. These are intended to protect views and light for Rideau Street and in the larger context, protect Parliamentary Precinct.
Figure 51: Zoning Map This zone permits a wide range of uses including commercial, retail, residential, institutional and a mix of these uses. Cultural and entertainment uses are also permitted.
Approximately 80% of Rideau Centre is zoned MD [1425] S55, 56, 57 & 64. The remainder of the site has individual zones that face Rideau Street and Nicholas Street. These zones are:
MD S58 Rideau Centre
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MD2 S58 Rideau Centre MD [1651] S58 Parking Lot MD [1425] S58 Former Ogilvy’s Building
The full zoning extract of all the zones with the attached exceptions are included in Appendix C.
The zoning map and the height limit schedules of the subject site and surrounding area are presented on the following page as Figure 52.
As discussed in Section 3.1.1, the proposed height limit of 21.85 meters does not meet the existing maximum height limits of the zoning policies. Therefore, a Minor Variance will be required to permit the additional height of a portion of the new structure, which is located in the north east corner of the site where the existing Ogilvy’s Building is positioned. Upon approval of the minor variance, the proposal will be consistent with the Zoning By-law.
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Figure 52: Zoning Height Schedules and Zoning Map Composite
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7 RATIONALE FOR SITE PLAN CONTROL APPROVAL This section presents the rationale for the proposed Site Plan Control as it reviews the planning policies, design guidelines, and supporting studies.
7.1 Planning Policy Review The Provincial Policy Statement, 2005, the Official Plan and the Central Area Secondary Policy Plan specific to the Rideau Centre and Rideau Street was comprehensively reviewed in accordance with the Rideau Centre Expansion. It was concluded that the proposed expansion, through its redevelopment intensification and design concept, complies with the policies examined. Additionally, specific sections of the Official Plan including: Section 2.5.1 Urban Design and Compatibility and Section 4.11 Compatibility were reviewed and the proposal showed to be consistent with these planning practices and principles as well.
7.1.1 Downtown Ottawa Urban Design Strategy City Council approved the Downtown Ottawa Urban Design Strategy 20/20 - Phase 1 on March 10, 2004. The Strategy establishes a broad urban design framework that will help create an attractive and lively downtown that for residents and visitors well.
The document provides both area-wide strategies and more specific design guidance, including built form guidelines by precinct area and 41 targeted projects. An Official Plan Amendment is currently being prepared to incorporate this strategy into the City of Ottawa Official Plan.
The proposed Rideau Centre Expansion is consistent with the specific design guidelines of the strategy. The key urban design principles of the strategy were identified below.
Safeguard, expand and diversify the retail sector
Retail acts as a key economic driver for many downtowns. Much of Ottawa's stronger retail is clustered around the Market/Rideau Centre area. In many cases, these successful developments have eclipsed the retail function of the City's traditional Main Streets. There are several opportunities for improving and expanding Ottawa's retail along its Main Streets.
Protect and celebrate distinctive places
Ottawa's downtown comprises of a number of sub-areas that reflect different historical, land use and physical characteristics. To avoid a landscape of blandness and sameness, it is important that these areas are recognized and protected. This will allow
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these locations to reinforce their unique identity and contribute to the overall success of the downtown by acting as city-wide destinations and anchors for new development.
The development proposal will support retail along Rideau Street allowing it to become a key economic driver for the central area. The design of the expansion will restore the main function of Rideau Street, transforming it into a more traditional style shopping street with stores at grade-level and pedestrian interaction. This will help serve as an anchor for new development. This vision is strengthened by the Rideau Street Beautification Programme and transportation initiatives set out by the City of Ottawa.
The Rideau Centre has been identified in the Retail, Arts and Theatre Precinct, which is positioned at the heart of Downtown Ottawa and acts as a major destination for downtown. The Retail, Arts & Theatre Precinct is comprised of the Rideau Centre (including the Hudson's Bay Company), the Convention Centre, limited small-scale retail frontage along Rideau Street and the complex of arts and theatre venues to the south and east of the Rideau Centre as illustrated below.
Figure 53: Designated Urban Precincts
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The plan below shows the area of the Rideau Centre Revitalization as area 21 as shown below. This number refers to the site specific design guideline that is part of the 41 targeted projects for the Downtown Ottawa Urban Design Strategy. Strategy 21 of 41 refers to the Rideau Centre Façade Improvement Programme, which is discussed in this section.
Other strategies within close proximity of the proposed expansion include:
22. Rideau Street West Beautification 23. Colonel By Redesign including the Sussex/Rideau Entrance 24. Heritage Asset Protection & Street Theming Programme
Figure 54: Extract from Downtown Urban Design Strategy showing the Retail, Arts & Theatre Precinct The Downtown Ottawa Urban Design Strategy that includes the Retail, Arts and Theatre Precinct states that this area is:
… one of the most picturesque and popular destinations for both tourists and residents. The Rideau Centre also fails to engage with Arts Court and other buildings to the east. Blank walls and the lack of active uses at grade typify exterior building relationships and tend to sterilize the exterior environment.
Although this precinct has a number of existing infrastructure-related problems, it has in the longer term the potential to become the creative arts hub for the City due to its central location, proximity to other major arts related facilities, availability of space and current planning policies.
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Therefore, the strategy has implemented the following key strategic directions for the area:
Take advantage of recent announcements to upgrade the Congress Centre [now completed as the Ottawa Convention Centre] and expand the Rideau Centre to better address its external relationships.
The Rideau and Congress Centres need to restore their relationship with adjacent streets. This would include opening larger sections of these facilities to the street and reversing the internal orientation of uses. The east façade of the Rideau Centre must respect the historic value of existing adjacent buildings, such as Arts Court.
A main targeted strategy for this area is to develop a Rideau Centre Façade Improvement Programme (Strategy 21). The Rideau Centre Façade Improvement Programme would encourage retail units along Rideau Street to open at grade level to attract a more attractive and animated streetscape and exterior.
The Rideau Centre Expansion proposal is consistent with the guidelines put forth in the in the ‘Retail, arts and Theatre Precinct’. The proposal has identified the long-term potential of the area by expanding the Rideau Centre and better addressing its external relationships. Developing retail and restaurant uses at street level opens the linkages between the adjacent areas and promotes a walkable main street and retail atmosphere. The improved permeability of the site, enhanced pedestrian linkages, and development of underutilized land creates a new identity for the Rideau Centre as a major hub for activity and strongly supports the Downtown Ottawa Urban Design Strategy.
The proposal contributes to the City’s facade improvement and beautification initiatives including the refurbishment of the existing façades. The proposal will provide the opportunity for City of Ottawa Public Art projects.
7.2 Land Use The Rideau Centre Expansion, within the overall program of the Rideau Centre Revitalization, is a major component of the renewal and reinforcement of the planned retail function of Ottawa’s downtown core.
The Rideau Centre has been the City’s largest shopping centre since the 1980’s and the Rideau Centre Expansion and other institutions maintain this function. The Rideau Centre Expansion is a significant part of a highly integrated and highly significant part of the downtown core that consists of the Rideau Centre, the Westin Hotel and the Ottawa Convention Centre. As noted above, this is a Major Urban Centre Facility, as defined in the Official Plan, and the Rideau Centre Expansion is an important part of this.
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The Rideau Centre Expansion transforms an underused part of the Rideau Centre property from a surface parking lot and a vacant building into a dynamic high-quality retail presence on Rideau Street and Nicholas Street.
This change will stimulate renewal and re-investment on the rest of Rideau Street, and strengthen its function and role as a premier retail main street in Ottawa.
7.3 Urban Design The Site Plan Application also requires an Urban Design Review submission to be reviewed by the Urban Design Review Panel (UDRP). Some of the notable urban design attributes are discussed below.
The most significant point is the filling in of a gap along the Rideau Street frontage where the surface parking lot and Ogilvy’s Building are currently. This will create continuous façade and a more integrated and complete pedestrian environment and linkages. Please see below for a map of the future Pedestrian Network as it gives an idea of how completing the development of this site will further improve the linkages throughout the entire area:
Figure 55: Proposed Pedestrian Routes
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The mixture of contemporary and heritage façades of the Rideau Centre Expansion create a dynamic streetscape for this part of Rideau Street.
The principal parts of the heritage façades of the Ogilvy’s Building are to be re-installed at their original location at the corner of Rideau and Nicholas. This commemorates Ottawa’s retail heritage and connects the Rideau Centre Expansion with other heritage façades on the north side of the Rideau Street.
The contemporary parts of the Rideau Centre Expansion are designed to harmonize the new elements with the heritage elements. The scale and massing of the Rideau Centre Expansion is highly integrated into the existing Rideau Centre structure and forms an integrated retail streetscape.
The orientation of the new entrances and the individual storefronts is directed to Rideau Street, which is a highly significant factor in the strengthening of the pedestrian environment on the street.
The major entrances to the Rideau Centre Expansion are emphasized with bold forms, material and colours that create a sense of theatre and excitement.
The folded origami like forms that wrap around the new entrance on Rideau Street provide a modern contrast with the warm brick and traditional windows of the Ogilvy’s façades. These forms echo the scale and mass of the Ogilvy’s façades in their height and width by forming an arch that marks this major entrance on Rideau Street. The forms continue west along Rideau Street above the street fronting retail stores, up to the central entrance, which will also be renewed. The entire façade presents a mixture of colours, forms, and material that express a diversity of storefronts and entrances that are unified and also visually exciting.
The sections above the street level are a mixture of glazing and solid surfaces that continue the diversity of design without overwhelming the street level interest and are unified into a horizontal mass that completes the streetscape.
On Nicholas Street, the reinstated Ogilvy’s building façades maintain its predominance with a glazed structure above that descends to street level south of the heritage façade. The street related retail presence continues south on Nicholas to a major entrance for the new parking garage to be located below the Rideau Centre Expansion.
7.4 City Building The Rideau Centre Expansion, together with other initiatives of the Rideau Centre Revitalization, is collectively, a highly significant ingredient of built Ottawa for the future.
The Ottawa Convention Centre reconstruction and expansion was another major ingredient on this process, and the Rideau Centre Expansion will complete what is now File No. 1307 Lloyd Phillips & Associates Ltd. April 5, 2013 Planning Rationale Page 96 of 101
an incomplete part of Ottawa’s downtown. As stated above, this will stimulate renewal and re-investment on the rest of Rideau Street and the surrounding area.
The residential areas nearby will also benefit from this change because the quality and liveability of the pedestrian environmental of Rideau Street will be improved.
The new LRT station at the Rideau Centre is also part of this City building process, and the Rideau Centre Revitalization and the Rideau Centre Expansion will make this part of Ottawa’s downtown both highly attractive and highly accessible for the entire city.
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7.5 Supporting Studies
7.5.1 Cultural Heritage Impact Statement A Cultural Heritage Impact Statement was prepared by BPA, which reviews in brief the entire site works and their relationship to existing heritage context of the area, and goes into further detail and review regarding the heritage impact of the Rideau Centre Revitalization.
7.5.2 Arborist Report On February 7th, 2013 Corush Sunderland Wright visited the proposed site. It was determined that there are no significant trees on the site and none that could be considered high quality or rare. There are no slopes, surface water, or significant environmental features. Due to the design of the proposed development, all of the existing trees will be removed from the property and no new trees will be installed. There will be some ecological impact from those changes, although minor, due to the poor growing conditions of the existing environment.
7.5.3 Geotechnical Report Paterson Group prepared a Geotechnical Report dated March 14, 2013. The scope of their work for the Geotechnical study was to review the surface and subsurface conditions, in addition to the groundwater conditions. The report also covered the discussion of the construction considerations and various elements for review. The report concludes that the site is suitable for the proposed development and specific recommendations are proposed to deal with the three-level below-grade parking garage and the necessary excavation and footings. Some of these recommendations are provided in Section 5.1 of their report.
The report also contains an entire section to review the design and construction precautions of the development. Page 27 of the report lists the recommendations as identified by Paterson Group to be carried out appropriately.
7.5.4 Site Servicing Brief and Stormwater Management Report Novatech Engineering Consultants was retained in February, 2013. The following conclusions were gathered:
Sanitary
The proposed development will be serviced by two 150 mm dia. sanitary service. The first connects to the existing 375 mm dia. sewer and the second connects to an existing sanitary manhole which feeds the existing 300mm dia. sewer on Besserer Street. These existing sewers are sized to accept the expected sanitary flows.
Watermain
The proposed development will be serviced by an existing 150 mm dia. water service that is connected to the existing 300 mm dia. watermain on Nicholas Street. The
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existing watermains in the area are adequate to service this development. The development building will have a sprinkler system and fire demands are consistent with the City of Ottawa Water Design Guidelines.
Stormwater
The stormwater will be controlled on site through roof top storage and discharge to the existing sewers on Rideau and Nicholas Street. Based on the foregoing, stormwater management requirements will be achieved and adequate storm services are available to support the development.
7.5.5 Phase I - Environmental Site Assessment A Phase I Environmental Site Assessment was prepared by Golder Associates Ltd. During the Phase I ESA it was reported that a Phase II ESA was recommended. The Phase I report identified the presence of analytes of concern in the soil and groundwater associated with site infill. Site infill is expected to be impacted by lead and PAHs above the current MOE Standards.
The AST in the basement of the Ogilvy’s Building as well as the floor below the tank is expected to be a potential source of contamination. Some designated substances were identified in the Ogilvy’s Building and former RBC building, including asbestos containing material.
7.5.6 Phase II – Environmental Site Assessment Phase II ESAs were completed on the site in 1995, 2005 and 2006 by Golder Associates Ltd. The updated assessment is dated January 2013. The report identifies the soil (including infill) and groundwater conditions which were reviewed in comparison to current environmental regulatory standards.
Based on the scope of work completed, the following conclusions and recommendations were made.
All material remaining on the site above the MOE Table 3 Standards requires removal or assessment via a Risk Assessment and potentially risk management. These materials included much of the soil fill, and some of the infill and rubble fill. Some of the fill at the site exceeded the MOE Table 1 Standards but not the MOE Table 3 Standards. This material can remain on site. The majority of the soil did exceed MOE Table 3 Standards and it should be disposed of at a licensed facility. The rubble fill also had exceedances of MOE Table 3 and requires removal.
There was a concentration of sodium, petroleum hydrocarbons, and polycyclic aromatic hydrocarbons found in the groundwater that exceeded the MOE Table 3 Standards. The
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removal of the impacted fill during excavation may positively impact the groundwater quality and it should be revaluated following removal.
Any groundwater impacts above MOE Table 3 Standards would require further remediation. The impacts in the groundwater were found to exceed the City of Ottawa Sewer Use Bylaw (storm and sanitary) and may require treatment and a sewer discharge agreement prior to discharging groundwater from the future excavation.
The AST in the basement of the Ogilvy’s Building will be addressed once the tank is decommissioned and removed during the building demolition.
It should be noted that an application to the City of Ottawa to apply for the Brownfield Redevelopment program will be submitted.
7.5.7 Transportation Brief Delcan Corporation was retained to complete a Traffic Impact Study, the study dates February 20, 2013. The key findings and recommendations of this report follow.
The Red Garage will require a new connection and reconfiguration of its existing connections; the most feasible option is to convert the existing Daly connection to two outbound lanes, convert the existing Nicholas connection to a single outbound lane (right turn only), add a new two-lane entrance from Daly Avenue, and maintain the existing entrance from Colonel By Drive (through the Westin Hotel).
The modifications to the Red Garage’s entries and exits will produce a net reduction in traffic at the north end of the study area and a net increase at the south end of the study area.
Due to the new connection to Daly Avenue and an expected increase in traffic at the south end of the study area, two inbound lanes are proposed with on-site queue storage of approximately 20 m per lane between the control gate and the sidewalk.
To accommodate the proposed new Red Garage entrance on Daly Avenue, relocation of the existing 2 hour tour bus parking area is required.
Overall, the study area’s intersections will continue to operate at excellent standards and that, “the proposed expansion has no adverse impact on the operation of adjacent streets and intersections, and with possible minor modifications, the design of the garage and its portal connection to Nicholas Street are expected to operate acceptably.”
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8 CONCLUSION The proposed Site Plan for the Rideau Centre Expansion will result in an overall renewal of this part of the central area of Ottawa and will contribute positively to the ongoing revitalization of Rideau Street.
The expansion will add quality retail and restaurant uses to the area, reinforce a retail shopping function, as well as provide a better pedestrian experience that has been achieved through an architecturally sound design plan and grade level activity. The proposed site plan and related plans demonstrate these attributes. A Minor Variance application will be submitted to address the minor building height limit issues.
From a land use policy perspective, the site is well suited for intensification given its place in the downtown core, its proximity to existing and future rapid transit facilities and other municipal infrastructure, its consistency with the policy direction and requirements established in the Provincial Policy Statement, 2005.
The proposal is consistent with the policies in the Provincial Policy Statement 2005, as well as with the spirit and intent of the City of Ottawa's Official Plan, the Central Area Secondary Policy Plan and the Downtown Ottawa Urban Design Strategy.
Christine Cholette, MCIP RPP Lloyd Phillips, MCIP RPP LEED GA
[email protected] [email protected]
Jill Stewart, Planner
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Appendix A – Elevations
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103
104
105
106
107
Appendix B – Landscape Plan
108
109
Appendix C – Zoning
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MD - Mixed-Use Downtown Zone (Sec. 193-194)
Purpose of the Zone
The purpose of the MD – Mixed-Use Downtown Zone is to:
(1) support the Central Area, as designated in the Official Plan, as the central place in the region for employment and shopping while also allowing residential, cultural and entertainment uses;
(2) ensure that the Character Areas in the Central Area, namely the Core Area, the Parliamentary Precinct, the ByWard Market, the Rideau/Congress Centre, the Canal Area, Lowertown, Upper Town, Sandy Hill West, LeBreton Flats and the four Business Improvement Areas, Rideau, Sparks, ByWard Market and Bank Streets, continue to serve as primary business or shopping areas and maintain their distinct character;
(3) facilitate more intense, compatible and complementary development to ensure that the active, pedestrian-oriented environment at street level, particularly along Bank Street, Sparks Street and Rideau Street is sustained; and
(4) impose development standards that will protect the visual integrity and symbolic primacy of the Parliament Buildings and be in keeping with the existing scale, character and function of the various Character Areas and Business Improvement Areas in the Central Area while having regard to the heritage structures of the Central Area.
193. In the MD Zone:
Permitted Uses
(1) The following uses are permitted subject to:
(a) the provisions of subsections 193(2) to (6);
(b) car wash being located in a building containing another permitted use;
(c) a parking garage being permitted if 100% of the ground floor fronting on the street, excluding mechanical room, and pedestrian and vehicular access, is occupied by uses listed under subsection 193(2) below, for a minimum depth of 3 metres;
amusement centre
111 animal care establishment apartment dwelling, low rise apartment dwelling, mid-high rise artist studio bank bank machine bar bed and breakfast, see Part 5, Section 121 broadcasting studio catering establishment cinema community centre community garden, see Part 3, Section 82 community health and resource centre convenience store court house day care diplomatic mission, see Part 3, Section 88 dwelling unit emergency service group home, see Part 5, Section 125 home-based business see Part 5, Section 127 home-based day care, see Part 5, Section 129 hotel instructional facility library medical facility municipal service centre museum nightclub office park parking garage personal service business place of assembly place of worship post office production studio recreational and athletic facility research and development centre residential care facility restaurant retail food store retail store
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retirement home retirement home, converted see Part 5, Section 122 rooming house rooming house, converted, see Part 5, Section 122 school service and repair shop shelter, see Part 5, Section 134 small batch brewery, see Part 3, Section 89 sports arena stacked dwelling, see Part 5, Section 138 (By-law 2010-307) technology industry theatre training centre
(2) At least 50% of the ground floor of any building must be occupied by one or more of the following uses subject to:
(a) not applying to a building occupied by a court house, diplomatic mission, emergency service, place of worship and a school;
(b) having separate and direct access to the street when located at ground level abutting a street; and
(c) occupying 100% of that part of the ground floor fronting on a street, excluding lobby area, mechanical room and access to other floors, for a minimum depth of 3.0 metres, when abutting one of the following streets:
(i) Rideau Street,
(ii) Bank Street,
(iii) Sparks Street, between Elgin Street and Bank Street, and
(iv) Elgin Street, between Sparks Street and Queen Street.
amusement centre artist studio bank bank machine bar cinema community centre community health and resource centre convenience store hotel
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instructional facility library medical facility municipal service centre museum nightclub personal service business place of assembly post office recreational and athletic facility restaurant retail food store retail store service and repair shop small batch brewery, see Part 3, Section 89 theatre
Zone Provisions
(3) The zone provisions are set out in Table 193 below.
TABLE 193 - MD ZONE PROVISIONS
I II ZONING MECHANISMS PROVISIONS
(a) Minimum lot area No minimum
(b) Minimum lot width No minimum
(c) Minimum front yard and corner side yard No minimum
(d) Minimum interior side yard No minimum
(e) Minimum rear yard No minimum
(f) Maximum building height (as per Schedules)
(g) Maximum floor space index Not applicable unless otherwise shown
(h) Minimum width of landscaped area No minimum, except that where a yard is provided and not used for required driveways, aisles, parking, loading spaces or outdoor
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commercial patio, the whole yard must be landscaped
(i) Minimum width of landscaped area around a see Section 110 – Landscaping Provisions for parking lot Parking Lots
In addition to the regulations that apply to a nightclub or bar, the following (4) regulations apply to these uses located within the area shown on Schedule 7: (By- law 2008-343)
(a) a nightclub or bar must not exceed a gross floor area of 500m2, and
a nightclub or bar with a gross floor area greater than 250m2 must be at (b) least 100m from:
(i) another nightclub or bar with a gross floor area greater than 250m2, or
An I1, I2, R1, R2, R3, R4 or R5 primary zone, subzone or exception (ii) zone, and
a nightclub or bar may not abut another nightclub or bar along a street (c) frontage, and
where adjoining nightclubs or bars are connected by internal passageways (d) used by patrons or staff, the total gross floor area of all the connected uses must be calculated for the purposes of this subsection.
(5) Outdoor storage is not permitted.
All parking spaces, whether principal, accessory, required or provided must be (6) located in a parking garage.
For other applicable provisions, see Part 2 – General Provisions, Part 3 – Special (7) Use provisions, and Part 4 – Parking and Loading Provisions.
MD2 SUBZONE
(2) In the MD2 Subzone:
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100% of that part of the ground floor fronting on a street, excluding lobby (a) area, mechanical room and access to other floors, for a minimum depth of 3.0 metres, may only be occupied by one or more of the following uses:
artist studio bank bank machine bar broadcasting studio convenience store hotel municipal service centre
museum nightclub personal service business production studio restaurant retail food store retail store service and repair shop
the cumulative total gross floor area of lobbies, mechanical rooms and (b) access to other floors must not exceed 50% of the gross floor area of the ground floor of the building;
the maximum width of any permitted uses on the ground floor must be in (c) accordance with Table 194A, and measured as follows:
for the purpose of subsection194(2)(c) above, the width of a use is calculated by measuring the length of the longest line drawn parallel (i) to the building façade that faces the street and extending from the centerline of either exterior walls or party walls, as the case may be, enclosing the use; and
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TABLE 194A - MAXIMUM WIDTH OF USES AT GROUND FLOOR
I II III STREET BLOCK MAXIMUM WIDTH OF USES
1. Murray Street between Sussex Drive and 21 m Dalhousie Street
2. Clarence Street between Sussex Drive and Parent 21 m Street/p>
3. Clarence Street between Parent Street and 12 m Dalhousie Street
4. York Street between Sussex Drive and 21 m Dalhousie Street
5. York Street (north side) between Dalhousie Street and a 11 m point measured 87.78 m east of Dalhousie Street
6. York Street (north side) between By Ward Market Square 15 m and William Street
7. George Street between Sussex Drive and 21 m Dalhousie Street
8. Parent Street between Clarence Street and mid- 15 m block between St. Patrick Street and Murray Street
9. By Ward Market Square (west between Clarence Street and York 15 m side) Street
10. By Ward Market Square (west between York Street and George 10 m side) Street except for corner occupancies
11. By Ward Market Square (west between York Street and George 20 m side) Street for corner occupancies
12. By Ward Market Square (east between York Street and George 10 m
117 side) Street
13. By Ward Market Square (east between Clarence Street and York 20 m side) Street
14. William Street (west side) between York Street and George 10.5 m Street
15. William Street (east side) between Clarence Street and York 21 m Street
16. William Street (east side) between York Street and George 6 m Street
17. Sussex Drive (east side) between George Street and St. 21 m Patrick Street
18. Dalhousie Street between St. Patrick Street and 16 m George Street
URBAN EXCEPTIONS
1425 MD[1425] S51, - parking garage may front on S56, S57, S58, Nicholas Street provided that S64 the building/structural design of any future construction of any future building allows for the future conversion to other uses along Nicholas Street frontage
1651 MD[1651]S58 - parking lot a parking lot is permitted for a (By-law temporary period 2011-101) commencing May 28, 2011 (By-law and expiring on May28, 2014 2008-283)
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119
SCHEDULES – 55, 56, 57, 58, 64
120
121
122
123
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