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Stittsville Main Street Secondary Plan

Stittsville Main Street Secondary Plan

[Amendment #155, October 1, 2015] 

1.0 Introduction

The Stittsville Main Street Secondary Plan is to be utilized to implement the Community Design Plan (CDP) by providing a framework for change that will see this area develop towards the vision that the community desires while meeting the planning objectives of the City’s Official Plan.  This secondary plan is to be read and interpreted as City Council’s policy direction for municipal actions, particularly the undertaking of public works and the review of development proposals, zoning changes and Committee of Adjustment applications. 

1.1 Planning Area

The CDP and secondary plan study area focuses on Stittsville Main Street, which provides a broad range of community-serving uses.  The street links Fernbank Road on the south with Hazeldean Road on the north.  It has been designated as a “Traditional Mainstreet” under the Official Plan.  Schedule A of this secondary plan indicates the boundaries of the the Traditional Mainstreet designation.  The boundary of the Traditional Mainstreet designation generally reflects the CDP study area, with the exception of some residential, institutional and open space land uses as indicated on Schedule A.

1.2 What makes Stittsville Main Street Unique?

The corridor is identified as a Traditional Mainstreet in Schedule B of the Official Plan; however it does not exhibit many of the prewar urban main street patterns of the majority of other streets so designated in the city.  As the Official Plan (Section 3.6.3) describes them, Traditional Mainstreets typically are set within a tightly knit urban fabric, with buildings that are often small-scale, with narrow frontages and set close to and addressing the street, resulting in a more pedestrian-oriented and transit-friendly environment.

The community’s heritage as a rural village has created a main street that is unique to the community of Stittsville.  Stittsville Main Street features a more dispersed village like built form arrangement of primarily residential type buildings, some of which have been converted to a variety of commercial uses.  Some remnant industrial uses are found occupying large lots along the frontage.  Institutional uses are also found along the corridor, including schools, and places of worship.  There are a few civic buildings, including a library, post office and fire station.  Some residential infill has occurred in the last two decades that is comprised primarily of townhouses or retirement homes.  The majority of existing buildings are 1-2 storeys in height, with a few newer residential buildings constructed at a height of 3 storeys. Many buildings have significant set backs from the street, with the exception of a collection of older buildings located in the village centre precinct.

The lot fabric along Stittsville Main Street is also varied, with many former residential buildings now serving commercial purposes.  There is also very little consistency in block depths and sizes.  Many of the individual lots are narrow and deep due to their previous residential land use. The surrounding residential context is low-density and suburban in nature, with homes in the 1-2 storey height range, set on large properties.  All of these elements combined create a unique village like context in which planned change and enhancement needs to be sympathetic to existing uses and incremental in scale and scope.  It is the objective of this plan to provide a framework that is unique to the community of Stittsville. 

2.0 Structure of the Secondary Plan

The secondary plan’s policies addressing the four land use designations are contained in Section 3.0.  Section 4.0 contains policies which are organized to apply relative to geographic precincts of distinct character that are described in Section 3.0 and Appendix A of the Stittsville Main Street Community Design Plan (CDP).  The Implementation Strategy is contained within Section 4.0 of the CDP.

In considering new development applications and other physical improvements in the plan’s area, including public realm and infrastructure projects, all sections of this plan will be reviewed in addition to the CDP and the applicable policies in Volume 1 of the Official Plan. 

3.0 Land Use Designations

The following policies for the Stittsville Main Street corridor and its precincts provide direction to its future form and development.  There are four land use designations located in the secondary plan area as identified on Schedule B.  These land use designations include Traditional Mainstreet, Low-Rise Residential, Institutional and Open Space.  The general strategy for the four land use designations is outlined below and is to be applied unless specifically stated otherwise.  The policy with respect to the areas identified as Precincts provide further direction for those areas of distinct character. 

3.1 Traditional Mainstreet Designation

The objectives of the Traditional Mainstreet designation, Section 3.6.3 of the Official Plan are desirable and useful tools to guide the future development and redevelopment of Stittsville Main Street, including the creation of a pedestrian and transit friendly environment, encouraging good quality design and public and private investment. However, the scale of development particularly the building heights encouraged on Traditional Mainstreets elsewhere in the city are not considered appropriate on Stittsville Main Street due to the nature of the low-density surrounding residential context, the large lot fabric within the corridor which can support increased densities at lower heights, and the community desire to maintain a more human scale village atmosphere.

In order to achieve the land use, height, transition and urban design objectives for this main street the following policies apply to all lands located within the Stittsville Traditional Mainstreet designation, unless stated otherwise:

Policies:

Height, Transition and Built Form
  1. Notwithstanding any other policy in the Official Plan the maximum building height will be limited to 4 storeys for all buildings.

  2. New buildings proposed to be directly abutting the intersection corners with Carp, Hobin, Beverly, Abbott, Orville, Elm and Carleton Cathcart roads shall have a minimum building height of 2 storeys and be articulated to enhance the street edge through ample glazing and street front access.

  3. Buildings constructed directly adjacent to the front and/or corner lot line will have a setback of the front and/or corner side façade above 2 storeys in order to reduce the sense of overlooking height from the pedestrian viewpoint and to respect the existing built form of 1-3 storeys.

  4. To provide an appropriate transition in height in the rear yard the implementing Zoning By-law shall require an angular plane to create building step backs above a building height of 2 storeys abutting a residential zone.

  5. New buildings shall have a built form that encloses and defines the street edge. The implementing Zoning By-law shall require maximum front and corner side yard setbacks to achieve this goal.

  6. All new buildings located directly adjacent to Stittsville Main Street shall orient the main entrance to face Stittsville Main Street.

Land Use
  1. In order to promote an active pedestrian environment and the social and economic role of Stittsville Main Street, new Buildings with a mix of non-residential uses on the ground floor and residential and/or office uses above (mixed-use building) are encouraged.

  2. Developments not yet constructed that:

    1. received site plan control approval prior to the adoption of this Secondary Plan; and,

    2. comply with the zoning by-law as it read on the day immediately prior to the adoption of this Secondary Plan,

but do not conform to the policies of this Secondary Plan will be permitted to be built through a site specific exception in the Zoning By-law. However, following the adoption of this Secondary Plan, any revision to the approved Site Plan requiring a Site Plan application, or an amendment or variance to the Zoning By-law to permit a change to such developments shall be evaluated based on the policies of this Secondary Plan.

Transportation
  1. The City shall upgrade the pedestrian, cycling and transit facilities available on Stittsville Main Street at the time of road reconstruction.

  2. The City shall pursue opportunities to secure public pedestrian linkages to Stittsville Main Street from the surrounding residential neighbourhoods as identified in the Stittsville Main Street CDP at the time of site development where a connection is possible to the abutting neighbourhood.

  3. Additional on-street parking is encouraged and should be provided by the City at the time of road reconstruction.

  4. Where the right of way of Stittsville Main Street does not meet the minimum width requirements as identified in the Official Plan, the city may require the dedication of a road widening at the time of development or redevelopment of land fronting Stittsville Main Street within this secondary plan area. 

3.2     Low-Rise Residential Designation

The Low-Rise Residential land use designation recognizes existing and developing residential land-uses located within the Stittsville Main Street Secondary Plan Study Area.

 Policies:

  1. Notwithstanding any other policy in the Official Plan the maximum building height will be limited to 3-storeys for all buildings with the exception of 4 and 20 Orville Street (Meach Private) where the maximum height will be limited to 4 storeys.

  2. The existing residential zoning shall remain in place for all properties located within this designation.

  3. The permitted uses for the subject lands include the following:

    1. Detached and linked detached dwellings

    2. Semi-detached dwellings

    3. Townhouse dwellings

    4. Stacked dwellings

    5. Low-rise apartment dwellings

    6. Planned unit development

    7. Duplex dwelling

    8. Secondary dwelling unit

    9. Three-unit dwelling

 3.3     Institutional Designation

The Institutional land use designation applies to the existing school yard (playing fields) located beyond 120 metres of the front lot line of 1453 Stittsville Main Street (Frederick Banting Secondary School).  The current Institutional zoning shall remain in place to reflect the existing land use.  Low-Rise Residential land uses as outlined in Section 3.2 are also permitted subject to a Zoning By-law amendment.

The following policies apply to the subject lands:

  1. In addition to the policies of s.2.5.1 of the OP, compatibility with the adjacent detached dwellings located in the Wyldewood Community shall be a key consideration of any future redevelopment scenario.

  2. A portion of the site should be maintained for public open space purposes. The pathways and park block accessing 1453 Stittsville Main Street are also to be maintained and connected to provide necessary north, south and west pedestrian connections if and when the site is redeveloped. 

3.4 Open Space Designation

The Open Space designation is comprised of lands that are currently designated Major Open Space and Urban Natural Features on Schedule B of the Official Plan.  The subject lands are associated with Poole Creek and city owned lands surrounding Johnny Leroux Community Centre. In accordance with Schedule B of the Official Plan, the Major Open Space (Section 3.3.1) and Urban Natural Features (Section 3.2.3) policies apply to these lands. 

4.0 Precinct Specific Policies

4.1     Crossing Bridge Precinct

This precinct, which extends from Hazeldean Road to Hobin Street as shown on Schedule A, features larger format retail uses.  This secondary plan encourages a more compact, mixed-use and pedestrian-oriented built form within this Precinct.  The large lots will provide for a transition in height to any abutting land zoned for residential, open space, leisure or environmental protection.

Policies:

  1. A new Stittsville Main Street gateway shall be provided to define the northern end of the corridor at the time of road reconstruction or if capital funds are made available in advance. 

4.2 Poole Creek Precinct

This precinct, which extends from the intersection of Hobin Street and Wildpine Street to Andrew Alexander Street as shown on Schedule A, contains a mix of schools, parkland, natural features, retirement homes and retail plazas. 

Policies:

  1. Poole Creek is identified as a part of the City’s Natural Heritage System and crosses the CDP study area. Any new development or proposed redevelopment of lands adjacent to Poole Creek shall meet all applicable Conservation Authority regulations to the satisfaction of the Mississippi Valley Conservation Authority.  Specific policies applicable to the Poole Creek corridor are identified in the Official Plan and Subwatershed Study and shall be implemented at the time of site development or redevelopment.

  2. The City shall maintain the trail along the creek and extend it to the north on the west side of Poole Creek with rights-of-way/open space blocks being secured as development occurs on abutting lands.  Design and construction of these pathways will be subject to Mississippi Valley Conservation Authority approval and comply with the City of Ottawa Parks and Pathways manual.

  3. A public pedestrian access to the Johnny Leroux Community Centre shall be provided at the time of site re-development as identified in the Stittsville Main Street CDP.

  4. As part of any future reconstruction of Stittsville Main Street the City should ensure that the bridge crossing over Poole Creek is designed to enhance views of the creek and provide enhanced pedestrian access to the adjacent trail network.

  5. A portion of the existing school yard (playing fields) located beyond 120 metres of the front lot line of 1453 Stittsville Main Street (Frederick Banting Secondary School) should be maintained for public open space purposes.  The pathways and park block accessing 1453 Stittsville Main Street are also to be maintained and connected to provide necessary north, south and west pedestrian connections if and when the site is redeveloped. 

4.3 Village Centre Precinct

This precinct, which extends from Andrew Alexander Street on the north to Elm Street on the south, is the historic centre of the former village as shown on Schedule A.  It is characterized by the remnant heritage buildings, many of which have been converted to commercial uses with one of these at 1510 Stittsville Main Street is designated under the Ontario Heritage Act.  Detailed direction for this precinct includes the following:

 Policies

  1. The Village Centre precinct is a key location for mixed-use buildings to enhance the traditional village atmosphere. The Zoning By-law shall require new development or redevelopment and major additions to older buildings to include non-residential uses at street level to promote pedestrian use and commercial premises serving both residents and users of the Trans Canada Trail.

  2. In order to ensure that the design of new or renovated buildings integrate into the existing building fabric of the street and maintain the village character, proponents shall demonstrate how the key elements of scale and detail from the traditional 2 to 3 storey buildings and the narrow lot sizes of the Stittsville Main Street corridor have been incorporated into the building design. 

4.4 Southern Gateway Precinct

This precinct extends from Elm Street on the north to Bell Street on the south as shown on Schedule A.  It includes a number of vacant lots, and houses on deep lots, which have great potential for new mixed-use development. Detailed direction for this precinct includes the following: 

  1. In order to further enhance the Civic Complex’s role as an anchor for this precinct an outdoor landscaped feature, public art and/or public plaza shall be provided to function as a southern gateway to Main Street on the publicly owned south east corner of the intersection of Carleton Cathcart Street and Stittsville Main Street at the time of road reconstruction or if capital funds are made available in advance.  

Schedules

Schedule A
Schedule B