Official Plan Amendments

Section 3.0 - Land Use Plan

The land use policies in this Section set the framework for land use planning within the Town Centre. Based on these policies, the Town Centre could accommodate over 22,000 residents and over 12,000 employment opportunities (see Tables 2 and 3) at ultimate build-out. The success of the Town Centre will not be judged in the short term, but will be determined in the long-term timeframe when the ultimate build-out as envisioned by this Secondary Plan would occur.

3.1 General Land Use Policies

The land use plan contained in Schedule 1 is comprised of eight land use policy areas, described in Sections 3.2 through 3.9. These policy areas identify the intent, permitted uses, and land use policies for specific areas of the Town Centre. The general land use policies in this Section apply to all eight policy areas within the Town Centre.

Policies

For all lands within the Town Centre:

1. The “Generally Permitted Uses” in Section 3.1 of the Official Plan are permitted in all of the policy areas. Additionally, all municipal facilities and utilities shall be permitted in all land use policy areas.
2. Parking standards will be determined by the Zoning By-law and will be guided by Section 3.4 (7).
3. Affordable housing targets for residential developments are expressed in Section 8.6.
4. The density targets identified in Sections 3.2 through 3.6 are ultimate build out targets and are to be considered on an area basis and not by each development block. While these targets may not be achieved from the outset, it must be demonstrated, as per Section 8.3, how these targets could be met in the long-term timeframe.
5. The urban design policies and urban design guidelines in Section 4.0 apply to all development, subject to Sections 3.2(7) and 3.3(5).
6. The following uses are not permitted, except for sites within the “Strandherd Retail District” that have existing zoning or master site plan permissions permitting such uses:
1. Individual retail uses in stand-alone buildings with ground floor plates greater than 5,750 square metres;
2. Gas stations;
3. Drive-through facilities; and,
4. Retail uses that require outdoor storage, with the exception of a seasonal garden centre ancillary to another permitted retail use.
7. Private plazas will be encouraged for all private sector developments. Their actual size, configuration and design will be subject to confirmation by the City during the approval process. Private plazas:
1. Include a range of forms, such as patios, terraces, and courtyards;
2. Will not be used as part of parkland dedication;
3. Will not be designated as separate open space blocks on the land use plan; and
4. Will be encouraged to be surrounded by built form edges and be connected with landscaped mid-block connections or pedestrian mews.

Table 1 - Land Use Distribution

Table 2 - Dwelling Type Distribution

Table 3 - Land Use Statistics

Notes:

1. Tables 2 and 3 indicate projections of different build out scenarios. Given the long-term nature of the scenarios, these figures should only be considered as potential build out projections based on permissions by the policies in this CDP.
2. Numbers for each phase are total, not cumulative.
3. Phase 1 does not include the limited residential units currently within the Town Centre.
4. The type of units identified in Table 2 are intended to only illustrate the intensity of units, and not necessarily limit the form of units.

3.2 Policy Area - High Rise Mixed-Use

The High Rise Mixed-Use policy area represents the primary retail and mixed-use development area within the Town Centre. The High Rise Mixed-Use policy area will be a lively and active mixed-use shopping district, with an emphasis on commercial and residential uses in the same building with retail uses located at-grade, but also single use retail and office commercial uses and residential apartments.

Policies

For the High Rise Mixed-Use policy area:

1. Apartments, a broad variety of retail, office and service commercial activities, public and institutional uses, schools, places of worship, and community facilities are permitted.
2. The minimum building height is 6 storeys and the maximum building height is 12 storeys.
3. The net density target for residential uses is 250 units per hectare.
4. The maximum lot coverage for stand-alone residential buildings is 30% of the total area of any block.
5. All building frontage along Greenbank Road and Chapman Mills Drive must have non-residential uses at grade.
6. The City will encourage that all buildings along the BRT route north of Chapman Mills Drive incorporate the route as much as possible into the design of the building, through such means as clear windows or secondary doors.
7. The above policies in Section 3.2 or the policies and guidelines of Section 4.0 do not apply to future development in the “Strandherd Retail District” that is permitted by existing zoning or master site plans, provided that this development does not jeopardize the long-term acquisition of the public streets identified on Schedule 2 or public parkland identified on Schedule 5. For this new development, the City will still encourage the consideration of the urban design policies and guidelines in Section 4.0, as they may apply, during the development review process.

3.3 Policy Area - Mid Rise Mixed-Use

The Mid Rise Mixed-Use policy area represents a lower scale, mixed-use area within the Town Centre with the intent of establishing opportunities for live-work units and medium density housing forms. The Mid Rise Mixed-Use policy area is intended to be a transition between the High Rise Mixed-Use policy area and the adjacent lower density residential neighbourhoods, both within the Town Centre an in surrounding communities.

Policies

For the Mid Rise Mixed-Use policy area:

1. Apartments, live-work units, retail, office and service commercial uses, public and institutional uses, schools, places of worship and community facilities are permitted.
2. The minimum building height is 4 storeys and the maximum building height is 6 storeys.
3. The net density target for residential uses is 200 units per hectare. Within the lands designated as Mid Rise Mixed-Use on Schedule 1 and located in the blocks south of Marketplace Avenue, west of Longfields Drive, north of Chapman Mills Drive, east of Riocan Ave and located outside of the Strandherd Retail District, the net density target for residential uses is 150 units per hectare.[Amendment #82, January 13, 2010]
4. The maximum lot coverage for stand-alone residential buildings is 50% of the total area of any block. Within the lands designated as Mid Rise Mixed-Use on Schedule 1 and located in the blocks south of Marketplace Avenue, west of Longfields Drive, north of Chapman Mills Drive, east of Riocan Ave and located outside of the Strandherd Retail District, the maximum lot coverage for stand-alone residential buildings may exceed 50% of the total area of any block. [Amendment #82, January 13, 2010]
5. The above policies in Section 3.3 or the policies and guidelines of Section 4.0 do not apply to future development in the “Strandherd Retail District” that is permitted by existing zoning or master site plans, provided that such development does not jeopardize the long-term acquisition of the public streets identified on Schedule 2 or public parkland identified on Schedule 5. For this new development, the City will still encourage the consideration of the urban design policies and guidelines in Section 5.0, as they may apply, during the development review process.

3.4 Policy Area - High Rise Residential

The High Rise Residential policy area identifies sites within the Town Centre that will accommodate the highest density residential uses, located in proximity to the transit “hub”. Apartment buildings will be the only residential type permitted.

Policies

For the High Rise Residential policy area:

1. Apartments are the only permitted use. As part of an apartment building, retail, office and commercial uses at grade are also permitted.
2. The minimum building height is 6 storeys and the maximum building height is 12 storeys.
3. The net density target for residential uses is 300 units per hectare.
4. At least 90% of required parking for each development must be provided in parking structures, either above-grade or below-grade.

3.5 Policy Area - Mid Rise Residential

The Mid Rise Residential policy area is intended to accommodate the majority of the Town Centre’s ground-oriented multiple unit dwellings. This policy area will provide an appropriate transition between the low density neighbourhoods surrounding the Town Centre to the higher intensity uses within it.

Policies

For the Mid Rise Residential policy area:

1. Apartments, street, block and stacked townhouses, public and institutional uses, schools, places of worship and community facilities are permitted. Ground floor retail uses within a mixed-use building with residential uses above are permitted along Greenbank Road.
2. The minimum building height is 2 storeys and the maximum building height is 4 storeys.
3. The net density target for residential uses is 100 units per hectare.

3.6 Policy Area - Neighbourhood Park

The Neighbourhood Park policy area will include both public parks and public plazas. The five public parks within the Town Centre will be designed to support the area’s urban nature, as accessible amenities with open frontages and clearly defined entrances that work within the grid pattern of streets and blocks. The two public plazas within the Town Centre will be designed as predominately hard surfaced areas fronted by buildings in order to create a built form edge and generate pedestrian activity.

Policies

For the Neighbourhood Park policy area:

1. Public parks, public plazas, community facilities, and conservation uses are permitted.
2. The locations of the five public parks and the two public plazas are identified on Schedule 5.
3. Acquisition of all neighbourhood parks will be as per Section 8.4 and Schedule 5.
4. Public parks must:
1. Generally be between 0.4 and 1.0 hectares of level land; Within the lands designated as Mid Rise Mixed-Use on Schedule 1 and located in the blocks south of Marketplace Avenue, west of Longfields Drive, north of Chapman Mills Drive, east of Riocan Ave and located outside of the Strandherd Retail District, a public park must be between 0.35ha and 1.0 ha of level land. [Amendment #82, January 13, 2010]
2. Have at least three sides that are entirely open to the street;
3. Not have rear or side yards adjacent on their fourth side;
4. Be designed with an emphasis on hard surfacing and seating areas as compared to traditional suburban neighbourhood parks; and
5. Not contain sports fields.
5. Public plazas must:
1. Generally be less than 0.4 hectares of level land;
2. Be landscaped with street trees and other vegetation and include seating areas with furniture;
3. Be considered as locations for public art;
4. Be designed with an emphasis on hard surfacing and seating areas as compared to traditional suburban neighbourhood parks; and
5. Not accommodate sports fields or traditional suburban play amenities.

3.7 Policy Area - District Park

The District Park policy area will accommodate the establishment of “Half Moon Bay Park”, a large and natural park that is focused on passive recreation areas, but with some opportunities for active recreation uses. Half Moon Bay Park will extend the entire width of the Town Centre along the Jock River and is intended to be a focal point of the greenspace system in the area, connecting with existing and future greenspace components in surrounding communities.

Policies

For the District Park policy area:

1. Public parks, conservation management and control uses, trails, walkways and bicycle paths, educational facilities, sports fields and recreational facilities, existing uses as per Section 3.7(4), and buildings accessory to other permitted uses are permitted. Active recreation facilities such as sports fields are also permitted as long as the general intent of this park is maintained.
2. For the design of Half Moon Bay Park:
1. Pedestrian crossings of the river will be clearly defined;
2. Vehicular access will be limited to certain points and parking will be provided in small pods with significant landscaping;
3. The use of permeable surfaces for any hard-surfaced areas will be investigated;
4. Internal streets will be designed to be rural in character;
5. Public works will be located outside of natural features unless it is demonstrated that there is no reasonable alternative and then only if such works meet the requirements of the Official Plan; and
6. All uses will be designed to ensure limited disruption to natural features and an Environmental Impact Statement is required to establish the appropriate development buffer from any identified natural features on the site.
3. The City will work with the Conservation Authority, local interest groups, and interested advisory committees in the creation of a continuous, interconnected trail system and the protection and rehabilitation of identified natural features within Half Moon Bay Park.
4. Existing homes and commercial operations within the Community Park policy area are recognized as conforming uses, as per Section 3.3(4) of the Official Plan. Landowners have the right to improve the properties in conformity with the existing zoning standards on the property. The City intends to acquire these properties as per Section 7.4(9).
5. Half Moon Bay Drive will be designed as a “parkway” type of street, as per Section 6.2, with development only on its north side to ensure the preservation of views and vista of the park and the Jock River.

3.8 Policy Area - School

The School policy area will primarily accommodate school uses, but also can accommodate other community uses. The School policy area provides the opportunity to locate facilities that will serve an important role in attracting people to the Town Centre, thus generating a high level of social activity.

Policies

For the School policy area:

1. Schools, community facilities, and places of worship are permitted.
2. The minimum building height is 2 storeys and the maximum building height is 6 storeys.
3. The alternative policy area for the site west of Greenbank Road is Mid Rise Residential if the site is not utilized for its intended purpose.

3.9 Policy Area - Civic Complex

The Civic Complex policy area will accommodate the development of a multi-purpose civic facility that will serve the broader South Nepean community. The facility is located directly adjacent to the transit hub and together with the central public plaza and surrounding buildings will be the civic focus of the Town Centre.

Policies

For the Civic Complex policy area:

1. As part of a multi-purpose civic complex, a range of community uses is permitted, such as ice pads, swimming pools, courts, day cares, community halls, theatres, museums, libraries, or public health space, in addition to retail and office uses through joint arrangements with private sector partners.
2. The civic complex is intended to be urban in form, with buildings constructed close to the street and a majority of required parking accommodated in structured parking.
3. The minimum building height is 2 storeys and the maximum building height is 6 storeys. The alternative policy area for the Civic Complex site is High Rise Mixed-Use if the site is not utilized for its intended purpose.