Pinecrest and Queensview Stations Secondary Plan Study

Purpose of the study

The purpose of this study is to undertake a review of the lands surrounding the future Pinecrest and Queensview O-Train stations to guide future development that supports transit and improves connectivity with the surrounding neighbourhoods. The recommendations of the study will be implemented through a new secondary plan, which will form part of the new Official Plan. The study may also include Zoning By-law amendments.

The Pinecrest and Queensview O-Train stations are among 24 new stations being added as part of Stage 2 of Ottawa’s LRT system. Stage 2 will build on the current Confederation and Trillium Line investments to add 40 kilometres of track farther east, west, and south in the City. Stage 2 is planned to be operational for 2025.

Objectives of the study:

• Engage the community to help identify appropriate change for the area over a 20-year planning horizon. This change will be compatible with the adjacent neighbourhoods.
• Provide greater clarity for the community, developers and city staff in reviewing future redevelopment proposals for the area

This planning study will not:

• Produce a Transit-Oriented Development (TOD) plan or a Community Design Plan (CDP)
• Influence the alignment of the LRT or the location of the LRT stations
• Prevent growth in the area

Over the last two years, the new Official Plan (OP) has been the priority for City staff in Planning Policy. Active or in-progress secondary plans were either slowed or paused as staff and resources were directed to meet the demands of the new Official Plan process, which included extensive policy development and stakeholder engagement.

Despite the focus on the new OP, staff has made progress to the Pinecrest and Queensview Stations Secondary Plan on the following:

• Refined mapping and background research
• Engaged Councillor Kavanagh and community association representatives
• Held meetings with major landowners regarding the relationship between the new OP and secondary plan
• Convened internal meetings with other city departments regarding road right-of-way protection for future pedestrian and cycling improvements
• Participated in meetings with City planners and members of the development industry regarding potential and active development applications in the study area
• Collaborated with Stage 2 LRT office and their partners on future improvements to Pinecrest bridge and Baxter Road
• Confirmed membership of the Stakeholder Working Group

Once the new OP is approved this fall, work on the Pinecrest and Queensview Stations Secondary Plan will be accelerated. Preliminary recommendations will be developed in consultation with the Stakeholder Working Group and is expected to be presented for review and comments to residents, commercial landowners and all stakeholders at the next public open house event in spring 2022. Further updates and meeting details will be provided ahead of this open house event.

The Pinecrest-Queensview Planning Study was initially launched in early 2018 and held its first public engagement event in June, 2018. However, the study encountered delays and periodic pauses in order to resolve multiple issues, including revisions to LRT station design and access and to determine policy alignment with the new Official Plan (OP). Since the policies of the study will build on and deviate from OP policy, it was critical to establish the new draft OP policies before considering recommendations for this study.

With the launch of the draft OP in late November 2020, the study is once again moving forward with a revised study title, called the Pinecrest-Queensview Stations Secondary Plan Study, and the following updated timeline moving forward:

Fall 2020: Discussions with community associations, landowners and Councillor and resolution of policy overlap with draft Official Plan

Winter 2021: Discussions with public and technical advisory committees and develop early draft recommendations

Spring 2021: Public Open House #2 to engage stakeholders and the public on draft recommendations

Fall 2021: Update and finalize draft recommendations and potentially a third public open house event.

Winter 2022: Staff report to Planning Committee and City Council

The Lincoln Fields Station Area Secondary Plan Study shares a similar timeline and many of the same stakeholders. In order to avoid duplication and streamline participation for stakeholders, future public events will be paired together.

To receive occasional emails about the study’s progress, including web updates and future meetings, please sign up.

If you have already been receiving emails about this study, there is no need to sign up.

The purpose of a secondary plan is to adapt land use planning policies provided by an Official Plan to address a local context. As a result, the new Official Plan sets the stage for the Pinecrest and Queensview Stations Secondary Plan Study and any subsequent policy direction that may be required in order to achieve the study objectives.

The following provides a brief summary of draft Official Plan policies (as of November 2020) that are relevant to the Pinecrest and Queensview Stations study area. Stakeholders and study participants are encouraged to review the new Official Plan in detail in order to help identify any gaps and opportunities to improve outcomes in the study area.

Transect areas

The study area is predominantly located within the Inner Urban Transect Area, which can be found in Schedules A and B2. This area surrounds the downtown core and is characterized by its mix of urban and suburban built form. The Inner Urban area is intended to become more urbanized while prioritizing active transportation and public transit. Infill, or regeneration, provides important opportunities for creating 15-minute neighbourhoods and expanding housing choices.

A small portion of the study area, west of Greenbank Rd and south of Iris St, is in the Outer Urban Transect Area (see Schedules A and B3). This area will see a more gradual urbanization, with policies that recognize its dominant suburban pattern but adds flexibility in terms of dwelling types and support for active transportation and public transit.

Hubs

Hubs generally replace the former Mixed-Use Centre designations and tend to be located at important destinations on the rapid transit network. They are the focus for density and urban development, which may include major employment and high-rise residential, and are intended introduce land use flexibility in order to contribute to 15-mintue neighbourhoods.

In the Inner Urban Transect Area, buildings within 400 metres walking distance of a rapid transit station shall have a minimum height of three storeys and a maximum height of twelve storeys – unless otherwise specified in a secondary plan. In other words, the Hub policies establish baseline building heights around O-Train stations and this study will determine where and by how much those minimum and maximum heights should be adjusted.

The new Official Plan designates lands around Pinecrest and Queensview Stations as a Hub (see Schedule B2). This Hub replaces the urban employment area around Queensview Drive and extends slightly west of Pinecrest and south of Highway 417 to Iris St and Baxter Rd.

Protected Major Transit Station Area

Protected Major Transit Station Areas (PMTSAs) are a discretionary tool that municipalities may use in order to establish transit-supportive densities within a designated area that surrounds a rapid transit station area. The new Official Plan designates lands within the Hub surrounding Pinecrest and Queensview Stations as a PMTSA (see Schedule C1).

The new Offical Plan includes policies that require a minimum density target of 200 people/jobs per gross hectare in the Pinecrest-Queensview PMTSA, as well as inclusionary zoning policies that will require the provision of affordable housing as part of new developments.

Corridors

The new Official Plan includes designations for Mainstreet Corridors and Minor Corridors. Mainstreet Corridors include the former Traditional and Arterial Mainstreets, while Minor Corridors are new designations. They are intended to allow for slightly more intensive development and more flexibility in terms of land uses (such as small retail spaces) to support 15-minute neighbourhoods.

There are no Mainstreet Corridors in the study area, but new Minor Corridors are proposed for Pinecrest Rd and Iris St (see Schedule B2). Queensview Drive is being reviewed for potential designation as a Minor Corridor.

Minor Corridor policies indicate that built form is intended to be low mid-rise (generally four to six storeys) but given the shallow lot depths on Pinecrest Rd and Iris St, this study is likely to propose maximum building heights of four storeys in these locations.

Neighbourhood overlays

The new Official Plan includes built form overlays which provide additional direction (over and above Transect policies) to guide the changing character of neighbourhoods through regeneration. Those designated as Transforming Neighbourhood are experiencing rapid change in urbanization from low to mid- or high density. The intention of the policies is to limit low density built form and car-oriented development, for example by prohibiting new private approaches (i.e. driveways), as well as ensuring positive contributions to the public realm. The Evolving Overlay, on the other hand, recognizes a more gentle evolution from suburban to urban built form.

Schedules B2 and B3 identify the Hub and built form overlays in the study area. The vast majority of the study area is designated as an Evolving Overlay. The only exceptions are Foster Farm, around Dumaurier Ave, which has a Transforming Overlay, and the lands south of Highway 417 and west of Greenbank, which do not have an overlay.

How will this project impact the study area?

This project aims to provide direction on how the study area can grow through an Official Plan amendment with new Area Specific Policies and possibly zoning amendments. Area Specific Policies could provide guidance on appropriate land uses and building heights, built form, enhancements to pedestrian and cycling linkages, and the public realm.

What are Area Specific Official Plan Policies?

The City of Ottawa’s Official Plan provides a vision for the future growth of the city and a policy framework to guide the City's physical development. Ottawa’s Official Plan includes Area Specific Policies that provide more detailed guidance in specific circumstances or locations.

Typically, Area Specific Policies include direction on land uses, building heights, densities, particular design requirements for buildings or sites, detailed public realm elements and implementation. The policies address change in a specific area with a planning horizon of 20 years.

How can I get involved?

There are several ways you can stay informed and engaged throughout the study process:

• Attend public events
• Sign-up to the project’s email list to receive updates on the planning study’s progress and invites to public events
• Visit this webpage to stay up-to-date about upcoming events and current information
• Contact the Project Leads (see contact information below) at any time during the process to request information, ask questions, submit feedback or meet in-person. This service is currently not available in person due to COVID-19 closures.

Who is involved in this study?

Many stakeholders are involved in this planning study:

• A Stakeholder Working Group  will be responsible for reviewing study materials and providing feedback throughout the process. This group will include representatives from local community associations, property and business owners and Ward Councillors.
• A Technical Advisory Group (TAG) will also be part of the planning study. The TAG will include City staff and representatives from other agencies to help assess existing conditions, provide technical feedback, ensure that the planning study meets City policies.

Concurrent projects

Stage 2 Light Rail Transit

Lincoln Fields Station Secondary Plan

For more information, contact:

Peter Giles, MCIP RPP
Planner
Planning, Real Estate and Economic Development Department
City of Ottawa
Tel: 613-580-2424, ext 21667
Email: peter.giles@ottawa.ca