Posted by: Judy Flavin
City of Ottawa planning staff are now reviewing feedback on the draft zoning by-law from residents, industry, and community groups and associations, including the Old Ottawa South Community Association (OSCA).
OSCA noted that while Intensification will bring new and welcome housing choices, to date it is occurring at a faster rate than planned and is concentrated in the central area. Also, proposed densities in the zoning by-law are higher than those required in the Official Plan. OSCA therefore asked the City to provide the data that back up its assurances of a gradual evolution in neighbourhoods slated for intensification.
OSCA also asked for clarification of building heights on Bank Street, a “Mainstreet” in the official plan and zoning by-law. The City responded that while heights are currently pegged at about four storeys in Old Ottawa South, this figure could be out-of-date. Pending further review, building heights will likely change to the citywide, mid-rise level of five to nine storeys in the next draft of the bylaw. However, six storeys may be the most that can be achieved, given the depths of many lots in Old Ottawa South.
The draft zoning by-law proposes a transition in building heights on Mainstreets where the lot is adjacent to a residential zone along its rear or side yard. The by-law proposes a six-storey height adjacent to a residential zone, stepping up to the maximum height permitted on the lot. OSCA objects to the six-storey height, saying it does not provide a gradual transition from adjacent two- and three-storey housing. OSCA recommends retaining the current requirement for a transition from four storeys as well as the rear yard setback of 7.5 m, proposed to be reduced to 6 m.
OSCA’s other comments are listed below.
- Where the proposed zoning permits a height of less than 11 m in a residential area, the height may be increased to 11 m or three storeys through the addition of a sloped roof or a rooftop addition of 50 per cent of the building footprint. OSCA supports the sloped roof approach that complements the streetscape but requests that the 50 per cent rooftop addition be deleted since it would create a sizeable building mass, particularly on large lots, and would overlook adjacent areas.
- OSCA requests that areas along Colonel By now covered by a Heritage Overlay be exempted from height increases to 11 m, described above. OSCA noted that the official plan says any new development is to respect existing patterns of building heights, massing and scale and other aspects of the streetscape.
- OSCA also notes that detailed studies to conserve the heritage features of this area are underway.
OSCA reminded the City that:
- The area east of Bronson Avenue has been proposed for higher density to take advantage of services anticipated nearby on Bronson, shown as a Mainstreet in the official plan. However, given the high rates of speed and lack of frontage or appropriate zoning, bustling, mixed-use development on Bronson Avenue is unlikely. OSCA has requested that higher-density zoning east of Bronson Avenue be reduced.
- The current requirement for communal amenity space in residential buildings, proposed to be eliminated in the new bylaw, should be carried forward as part of the amenity space requirement to help residents build community.
- Current visitor parking requirements should be retained, not reduced by half, given the elimination of minimum parking requirements for housing and other development.
- Bicycle parking rates and provisions should be reviewed and increased.
- Where the zoning permits small commercial uses in residential buildings, the area used for the non-residential use should be specified as a percentage of the building area and not as a fixed area. The 100 square metre area currently proposed could be a large part of a building’s main floor and not in keeping with neighbourhood character.
The second draft of the zoning by-law is scheduled for release early in 2025. Residents can see the map and text of the proposed by-law and provide comments at https://engage.ottawa.ca/zoning.
Judy Flavin is a longtime resident of Old Ottawa South.
Featured in the December 2024 OSCAR.