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Former City of Gloucester

Former City of Gloucester

7.2.1 Commercial Activity Areas

(designated Mixed Use Centres in the Ottawa Official Plan) Core Activity Areas

(designated Mixed Use Centres in the Ottawa Official Plan) Purpose

Core Activity Areas function as major community focal points, providing a concentration of well integrated high density mixed-use developments with a variety of compatible commercial, community, recreational and institutional opportunities. Residential uses may be permitted to both animate and promote the use of these focal areas beyond regular business hours. Ideally, Core Activity Areas cater to and accommodate those who like to live and work within the same area. Government facilities, cultural, and entertainment uses, as well as convention centres and hotels, will be encouraged to locate in Core Activity Areas. Core Activity Areas shall be located at transitway stations.

Where Core Activity Areas are designated within the Greenbelt, a goal is to accommodate a minimum of 5,000 jobs. Where these areas are designated outside the Greenbelt, Core Activity Areas shall accommodate a minimum of 10,000 jobs. In the portion of the Orléans Town Centre in the former City of Gloucester, employment minimums are reduced by half. Objectives

Development objectives for Core Activity Areas are:

  1. To provide a principal focus within communities by promoting the establishment of high-density compact, mixed-use development within a central location.
  2. To provide the potential to create a minimum of 5,000 employment opportunities where Core Activity Areas are located inside the Greenbelt and 10,000 jobs where they are located outside the Greenbelt. In the portion of the Orléans Town Centre in the former City of Gloucester, employment minimums are reduced by half.
  3. To maximize pedestrian, bicycle, public transit and vehicular accessibility from other parts of the community.
  4. To maximize pedestrian and bicycle accessibility within Core Activity Areas.
  5. To realize the maximum possible benefit from accessibility to a transitway station.
  6. To encourage high density residential development within Core Areas provided potential employment levels are not reduced below required minimums.

To encourage an appropriate mix of uses by enabling "one-stop shopping" for a variety of goods and services and to thereby reduce the transportation demand. Policies
  1. Core Activity Areas are/will be designated on Ottawa Official Plan Schedule B.
  2. Uses permitted within Core Activity Areas shall include a wide range of retail, office, institutional, governmental, recreational, cultural, and entertainment facilities at relatively high densities. High and medium density residential uses may be permitted where required minimum employment targets can continue to be achieved. Limited open space uses may also be permitted.
  3. Before a Core Activity Area can be designated on Ottawa Official Plan Schedule B, employment targets are to be determined. Targets for employment may be established in excess of the minimum stated in Objective b), if the capacity of transportation and other services is sufficient. The employment targets for designated Core Activity Areas are as follows:
    1. Orleans Town Centre - portion in the former City of Gloucester (Ottawa Official Plan Schedule B)
      1. north of Highway 17; 3,000 jobs
      2. west of Place D'Orleans Drive (Preseault Area); 3,000 jobs
      3. east of Place D'Orleans Drive; 1,500 jobs
      4. south of St. Joseph Blvd; 250 jobs  [Amendment #132, OMB File #PL140185, March 9, 2015]
  4. Employment potential shall be approximated on the following basis;
    1. office/one employee per 25 to 30 m2 of floor area
    2. retail/one employee per 35 to 45 m2 of floor area. Other uses such as institutional, recreational, cultural and entertainment facilities, for the purpose of calculating employment potential, shall be deemed to provide one job for every 25 to 50 m2 of floor area depending upon the nature of the use. Generally, the more land extensive the use, the lower the employee to floor area ratio. When evaluating proposals, the determination of exact employment densities, within the above ranges, shall be based on actual densities achieved in similar situations.
  5. To facilitate motor vehicular access, Core Activity Areas must have direct access to an existing or proposed Arterial Road or Provincial Highway which can accommodate the anticipated traffic.
  6. The designation of a Core Activity Areas will necessitate the preparation of engineering studies, in particular a transportation impact analysis. Engineering studies to determine development feasibility and/or identify required servicing and transportation improvements will be required. Concept plans will be prepared to guide and phase the development of Core Activity Areas in new communities. [Amendment #113, July 30, 2013] 
  7. Development within Core Activity Areas will be compact with a close interrelationship between uses to provide for ease of pedestrian movement. To this end, high commercial floor space ratios and high residential densities will be encouraged.
  8. Convenient pedestrian and bicycle links shall be provided between uses within Core Areas and in particular between the transitway station(s) and surrounding uses. To ensure the safe use of these facilities during both daylight and evening hours, consideration will be given to lighting and design to ensure users are as observable as possible from other points within the area. Specific attention to the design of these facilities will be given to ensure public safety. The City's Police Department may be consulted in this regard.
  9. Parking within Core Activity Areas that is not underground shall generally be located at the periphery of these areas in order to reduce walking distances between uses.
  10. Accesses to buildings within Core Activity Areas will generally be oriented towards transitway stations to maximize pedestrian accessibility to transit service.
  11. The maximum walking distance to a transit station from any building within a Core Activity Area shall not exceed 600 m. In addition, the potential maximum walking distance to non-transitway transit service (bus stops) from any building shall not exceed 400 m. These walking distances should not, as much as possible, require the crossing of major roads. Where such crossings cannot be avoided, pedestrian crossings shall be provided. The use of enclosed pedestrian connections may be also be considered in specific cases.
  12. Existing and proposed rights-of-way are intended to accommodate pedestrian and bicycle links as much as possible. Where the road system does not provide a direct or convenient pedestrian link, paved pedestrian paths shall be provided to reduce walking distances. A condition of site plan approval may require owners/developers to provide such links across their property.
  13. The densities of non-residential uses will focus on transitway stations, with the highest densities generally located closest to transitway stations.
  14. Where residential development is proposed, these uses shall be located either towards the outer periphery of the Core Activity Areas or within specific sectors. In either case, the intent is for these uses to become well integrated and to function as part of the core. Unless at very high densities, residential uses should be further from transit service than employment uses.
  15. Core Activity Areas shall be designed to minimize impacts on surrounding uses. Proper development measures such as buffering, lighting and landscaping will be provided in accordance with by-law requirements.
  16. Where pedestrian links are required on private property as part of a condition of site plan approval, landscaping and other design features along the links will be encouraged to afford some protection from the weather.
  17. Core Activity Areas will only be designated at existing or proposed transitway stations to maximize accessibility. If at a proposed transitway station, an efficient all-day, high-frequency, non-transitway public transit service must be possible.
  18. At least one formal Urban Park will be provided within each Core Activity Area to serve the needs of the working public, area residents and to serve as an area for civic functions. The location of the park shall be in accordance with m).
  19. Regional, Community and Neighbourhood commercial shopping facilities are permitted within Core Activity Areas subject to the provisions of Ottawa Official Plan 3.6.2
  20. Pedestrian plazas or landscaped seating areas will be encouraged in new commercial developments.
  21. Core Activity Areas may include lands required for stormwater management purposes.  [Amendment #113, July 30, 2013]  [Amendment #132, OMB File #PL140185. March 9, 2015]