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Bank Street in the Glebe: Height and Character Study

Project Status: 
Underway

Planning Study Overview

Study Purpose

The purpose of this study is to review and update planning policy and zoning by-laws in order to better manage future growth and intensification along Bank Street in the Glebe. It is expected that this Height and Character Study will result in new site-specific official plan policies and City-initiated Zoning By-law Amendments that establish minimum and maximum building heights and appropriate massing, built form, and urban design.

The study will focus on the following:

  • Review the characteristics of the lands in the study area; focusing on neighbourhood context, lot dimensions, scale and built form, urban design attributes, retail characteristics, development potential, and potential lot consolidations.
  • Review and analyze the current and historic policies and guidelines for land use, built form, tall and mid-rise buildings, heritage protection and pedestrian environment in the study area.
  • Undertake a background review of relevant city documents and recent development applications approved in the study area.
  • Establish a long-term vision for the Bank Street streetscape.
  • Consult with technical advisors and public stakeholders.
  • Recommend changes to the Official Plan and Zoning By-law, focusing on built form, building heights, and urban design characteristics.

For the purposes of this study, the word ‘character’ relates to aspects of built form that represent prominent patterns on the streetscape, including:

  • Primary and incidental uses of the land, particularly uses of the ground floor and interface with the public realm including associated landscaping, amenity area, and access;
  • Location of buildings, accessory buildings and structures including frontage and lot depths;
  • Minimum and maximum building height and accessory building and structure heights;
  • Bulk and massing, density, and associated floor areas; and
  • Minimum and maximum lot areas and lot widths.

The study will not:

  • Result in a Community Design Plan
  • Prevent development from occurring along Bank Street
  • Remove the Traditional Mainstreet designation from any part of its extent as currently applied
  • Expand the study area to include surrounding low density residential neighbourhoods
  • Result in the creation of new City programs
  • Reduce existing development potential that is already permitted through zoning

Study Process

This study is structured around a three-phase process from August 2018 to June 2020 as follows:

Phase 1: Project Initiation and Existing Conditions - August 2018 to February 2019

  • Research/identify existing conditions
  • Initial meetings with Councillor Menard and the Glebe Community Association
  • Launch project website
  • Introduce project to the community and confirm existing conditions
  • Establish a stakeholder working group
  • Seek community input on principles and directions

Phase 2: Proposed Directions - February to June 2019

  • Undertake required studies to confirm directions
  • Meet with stakeholder working group
  • Develop planning options and preliminary recommendations
  • Hold public engagement event for feedback on preliminary recommendations

Phase 3: Recommendations -  June 2019 to June 2020

  • Revise preliminary recommendations
  • Meet with stakeholder working group
  • Hold public engagement event for feedback on draft recommendations
  • Prepare staff report and final recommendations for proposed policy and zoning changes
  • Planning Committee and Council meetings to consider proposed site-specific Official Plan policies and zoning amendments

Related Studies

The Study Area for the Bank Street in the Glebe: Height and Character Study overlaps the study area of another ongoing City study called the Clemow Estate Heritage Conservation District Phase II. This may affect the properties at the northwest, southwest, and southeast corners of Bank St at Clemow Ave. In order to capture potential synergies between the two studies and provide convenience for interested residents, joint public events may be held for both studies.

Contact

If you would like to be added to the stakeholder notification list or would like additional information, please contact:

Peter Giles, MCIP RPP 
Planner
Planning, Infrastructure and Economic Development
City of Ottawa | Ville d'Ottawa
Tel: 613-580-2424 ext. 21667 
ottawa.ca/planningandconstruction 

Public Engagement

As We Heard It Report - Open House #2 held June 20, 2019

The second open house event for the Planning Study took place on Thursday, June 20, 2019 from 7 to 9 pm at the Glebe Community Centre. Approximately 75 people attended the event. The meeting began and ended with a drop-in format that give residents an opportunity to speak to City staff and Councillor Menard and review the following display boards and maps:

Display boards [ PDF 6 MB ]
Study Area Map [ PDF 208 KB ]
Study Area Zoning Map [ PDF 518 KB ] 
Heritage Map [ PDF 638 KB ]
Existing Maximum Building Heights Map [ PDF 246 KB ]
Properties Proposed to Receive Additional Building Height Map [ PDF 223 KB ]
Proposed Maximum Building Heights Map [ PDF 249 KB  ]

 

The planning file lead then provided a presentation on the preliminary recommendations of the study. Residents were asked to provide their input by filling out comment sheets. A total of 25 comment sheets were completed, which are summarized in the following As We Heard It Report – June 20, 2019.

For those who were unable to attend the open house event or complete comment sheets at the June 20 event, the question sheets are available as a survey.

The survey will be open until August 30, 2019.

As We Heard It Report - Open House #1 held February 21, 2019

The first open house event for the Planning Study took place on Thursday, February 21, 2019 from 7 to 9 pm at the Glebe Community Centre. It was a joint event with the Phase II Clemow Estate Heritage Conservation District Study. Approximately 100 people attended the event and 28 comment sheets were completed by residents.

Display boards [ PDF 418 ]
Study Area Map [ PDF 208 KB ]
Study Area Zoning Map [ PDF 518 KB ] 
Maximum Building Height Map [ 400 KB ] 

The mapping exercise resulted in dozens of comments and suggestions. The comments from both the comment sheets and mapping exercise are summarized in this report.

As We Heard It Report [ PDF 548 KB ]

As We Heard It Report #2 [ PDF 200 KB ] 

Information Meeting - February 21, 2019

Posted: 
Wednesday, February 6, 2019, 1:36 pm
Last updated: 
Sunday, December 20, 2020, 10:24 am

Dates & Times

Thursday, February 21, 2019,
7:00 pm to 9:00 pm

Location

Glebe Community Center
175 Third Avenue
Ottawa, ON

Drop-in between 7 to 9 pm
Opening Remarks at 7:30 pm

Attend this information session to find out more about the two studies happening in your community in 2019:

  • The Bank Street in the Glebe Planning Study will review and update planning policy and zoning by-laws to better manage future growth and intensification along Bank Street in the Glebe.
  • The Phase II Clemow Estate Heritage Conservation District (HCD) Study will analyze the character and cultural heritage value of the study area and will result in a new HCD Plan for managing its conservation and future change.

By attending, residents will be able to speak to City staff, learn more about what the studies are about, the timelines, and have a chance to provide feedback.

Accessibility is an important consideration for the City of Ottawa. If you require special accommodation, please call or email one of the project leads identified below before February 15, 2019.

Peter Giles, Planner
Planning, Infrastructure and Economic Development
tel: 613-580-2424 ext. 21667
email: Peter.Giles@ottawa.ca  
Bank Street Study

Information Meeting - June 20, 2019

Posted: 
Monday, June 10, 2019, 10:21 am
Last updated: 
Sunday, December 20, 2020, 10:23 am

Dates & Times

Thursday, June 20, 2019,
7:00 pm to 9:00 pm

Location

Glebe Community Centre
175 Third Avenue
Ottawa, ON

Opening remarks at 7:30 pm

Attend this information session to find out more about the planning study, which will update planning policy and zoning by-laws to better manage future growth and intensification along Bank Street in the Glebe. At this second open house, city staff will explain the preliminary policy proposals during the presentation. Residents will have an opportunity to review the proposals and provide feedback.

Accessibility is an important consideration for the City of Ottawa. If you require special accommodation, please call the project lead identified below before June 18, 2019.

Contact

Peter Giles, Planner
Phone: 
613-580-2424

Information Meeting - October 28, 2020

Dates and times

Wednesday, October 28, 2020
7 to 9 pm

Location

Virtual Zoom meeting:
https://zoom.us/j/93489096828?pwd=eEVndm14NzRBN1lTdGl5NXlpYkdWUT09 
Meeting ID: 934 8909 6828
Passcode: 043940

Attend this third and final public open house event to learn about the draft recommendations for the Bank Street in the Glebe Height and Character Study. The draft recommendations are intended to update planning policy and zoning by-laws to better manage future growth and intensification along Bank Street in the Glebe. After the presentation, participants will have opportunities to pose questions to City staff. Following the event, residents, business owners and stakeholders are encouraged to review the presentation and map describing the draft recommendations and provide feedback to City staff by Friday, November 13.

Final draft recommendations [ PDF 6.077 MB ]

Proposed policy and zoning recommendations for maximum building heights [ PDF 258 KB ]

Contact

Peter Giles, Planner
Phone: 613-580-2424 x21667
Email: peter.giles@ottawa.ca

Revisions to Draft Recommendations – December 2020

Following the October 28 Information Meeting, City staff received comments from residents and stakeholders with concerns about building height transitions between properties proposed for building heights up to six storeys and certain residential heritage assets.

Discussions took place with relevant members of the Stakeholder Working Group and a revised approach was agreed upon that affects the rear yard transitions for future mainstreet buildings over four storeys on a total of six Bank St properties. These properties either abut the individually designated heritage property at 612 Bank St (Ambassador Court) or would have an impact on the Clemow Estates Heritage Conservation Districts:

  • 600 Bank St (Chinese Alliance Church)
  • 640 Bank St (Boston Pizza)
  • 680 Bank St (Kunstadt Sports)
  • 683 Bank St (Bandito’s)
  • 685 Bank St (La Strada)
  • 690 Bank St (Popeyes)

In these locations, the 45 degree angular plane must start above the third storey, as opposed to above the fourth storey as required in existing TM zoning. This will eliminate building massing on the fourth and fifth storey in order to reduce impacts on the abutting heritage assets.

However, in these cases the 45 degree angular plane is not required to continue above the fifth storey, which means a stepback is not necessary on the sixth storey. As a result, the total number of two rear stepbacks as well as the rear location of the sixth storey remains the same as in the draft recommendations proposed on October 28, 2020. The potential third stepback on the sixth storey was deemed unnecessary to achieve the transition improvements, particularly given its minimum distance of 9m from the rear property line.

The illustration below shows this proposed maximum building massing in red, compared to the existing TM zoning requirements in black. The orange squares at the rear of the fourth and fifth storeys show the area removed compared to the October 28, 2020 draft recommendations, while the green square at the rear of the sixth storey shows the area retained compared to those same recommendations.

Revised rear transition of building mass to heritage assets [ PDF 176 KB ]