Whereas the City of Ottawa is undertaking the above-mentioned study and has invited initial feedback and comments from the community regarding appropriateness of building height, character and transition elements, as well as prioritisation of travel modes on Bank Street;
Whereas the GCA’s Planning Committee has reviewed the vision for Bank Street articulated in ImagineGlebe (2016) as well as almost 90 surveys completed by community members as part of the present study which indicated strong support for maintaining 4 storey height limit with some potential for additional height at northern and southern portions of Bank Street;
Whereas the existing heritage structures are a key part of the character of Bank Street and the outcome of the City’s efforts to create the heritage register which includes many Bank Street buildings should be specifically taken in account in any final study recommendations;
Whereas the GCA promotes appropriate intensification/building height/form and a vibrant Bank Street;
Whereas the GCA values development that contributes strongly to building a community that promotes a livable, sustainable and diverse urban neighbourhood, as reflected in the core comments from both this study and ImagineGlebe;
Whereas the comments that follow are provided with the explicit caveat that they will be appropriately assessed and refined through specific planning studies as part of this overall study so the impacts (including, but not limited to sun shadow, increased density, etc.) can be properly understood;
Be it resolved that within the study area:
The following building heights (see map) may be appropriate, based on the planning studies noted above:
Zone A: Village. A maximum height of 4 storeys between Fifth and Patterson Avenue (the core of the Glebe “village”)
Zone B and C: Transition. A maximum height of 6 storeys between Fifth and Holmwood Avenues and Patterson and Pretoria Avenues
Zone D and E: Neighbourhood scale gateway. Areas potentially suitable for higher densities and taller buildings (specific criteria to be developed through additional planning and design work as part of this study to ensure compatibility with low-rise residential).
At the April 23 GCA meeting, the GCA passed the following motion and will also feed this position into the Bank Street Height and Character Study.Be it resolved that within the study area:
The building heights as set out in Part 1 should be considered only in conjunction with the following building transitions and appropriate planning studies:
To better establish pedestrian scale, any building up to 6 storeys should provide a more meaningful “step back” of a minimum of 2.5 m after the 3rd storey (current TM zoning calls for step back of 2 m after 4th storey). For buildings above 6 storeys, the building step back should be a minimum of 4 m.
To achieve appropriate scale with the north side of Central Park (west side of Bank Street), a meaningful building stepback above a 3rd storey of a building that overlooks the park.
Building heights/transitions should ensure that Bank Street sidewalks have a substantial amount of sun on their entirety (i.e. no less than 5 hours of sunlight per day between spring and fall equinox and/or X hours during winter months.). [Note that this may point to different constraints on east vs. west side of Bank Street].
Where building height is above 4 storeys, built form MUST respect all other current TM zoning (ie. to include 7.5m rear yard set back, as well as respect for 45 degree angular plane transition down to the rear/residential zone).
Consideration could be given to “relaxing” the required 7.5 m building set back to 3 m, but ONLY where a building continues to respect the 45 degree angular plane (this would result in a building being no higher than 2 storeys within 3 m of rear lot line). If allowed, appropriate amenity space, preferably incorporating trees, MUST be provided to the rear of the building to provide better transition to residential, provide shade and health/environmental benefits.
That existing heritage structures are a key part of the character of Bank Street and the outcome of the City’s efforts to create the heritage register which includes many Bank Street buildings should be specifically taken in account in any final study recommendations and that character should be enhanced and promoted by ensuring that:
Store widths in buildings should be no wider than the current average storefront, +25% [or equivalent metric to ensure compatibility with existing cadence]
Building design itself reflects the existing store width “cadence”, in other words, design must incorporate transitions so that building does not “read” as single built form.
Exterior materials should reflect heritage elements.
Buildings should contribute to climate adaptability in the overall design, e.g. through green/landscaping and green buildings.
That the first storey building height be in keeping with the existing character
With respect to prioritisation of travel and traffic issues:
– Pedestrian traffic is overwhelmingly seen as needing greater priority. Enhancements to ensure greater walkability/safety is a key issue.– Priority should also be given to people taking transit as a strong second priority.
– The need to slow traffic down has been identified as a priority (vehicular traffic was rated last)