Official Plan Amendments

1.11 LeBreton Flats

(Reference may be made to the report entitled "The LeBreton Flats Plan incorporating Official Plan Amendments" prepared by the National Capital Commission, January 1997. This report contains extensive background information concerning LeBreton Flats.)

1.11.1 Vision

Unique Site

LeBreton Flats is a unique site, critical to the future of the heart of the Nation's Capital and the Central Area of the City of Ottawa. LeBreton Flats has a destiny, other than as idle lands, and has the potential to support a vibrant community once again.

People-Place

The Vision is to make LeBreton Flats a people-place for the next century; to challenge the developers and decision makers of the future to create an urbane community within the Ottawa downtown where people can live, work, socialize and play. This community will be one of mixed uses, surrounded by open spaces. It will consist of compact neighbourhoods, linked together and to the wider open space network by pathways and pedestrian-friendly streets. The entire area will be supported by highly accessible public transit, to reduce reliance on the automobile.

Mixed Uses

LeBreton Flats will mean residential intensification in the Central Area and the introduction of new community-based employment opportunities. Mixed use will be a priority, in achieving a balance of jobs and housing and more efficient use of valuable urban land and infrastructure. Housing types, sizes and costs will respond to current and upcoming demographic shifts, and offer new opportunities for high quality design at medium to high densities within the Central Area. It will "reclaim" an orphaned site, through ensuring that remediation is undertaken as the site is developed.

National Capital Role

The role of Ottawa as the National Capital will be enhanced by the future LeBreton Flats. One of the last waterfront pieces of real estate in the downtown area will be retained in public hands as open space, with an emphasis on public access, and cultural and office uses of national and capital significance. A "LeBreton Common" will be provided as a major gathering place and stage for events, filling a critical gap in the current system of programmable open spaces in the Capital.

Blueprint for 21^st Century

The LeBreton Flats plan represents a blueprint for the 21st century, which has the ability to satisfy many objectives through its diversity, balance and orientation.

1.11.2 Objectives

1. To provide an extension to the Central Area, with a diverse range of uses and activities, where people can live, work, socialize and play.
2. To create an opportunity to increase the National Capital presence in the Central Area, with development that will attract visitors to Ottawa.
3. To promote compact development and encourage the efficient use of land in proximity to the LeBreton Flats transitway station.
4. To provide an opportunity to substantially increase the number of dwelling units in the Central Area, with a range of housing options.
5. To promote increased employment opportunities in the Central Area.
6. To promote linkages with the adjacent areas and encourage the use of LeBreton Flats by the existing community.
7. To ensure that development is compatible with the adjacent areas.
8. To enhance the unique attributes of the site, such as the riverfront and the aqueduct.
9. To encourage public use and accessibility of the Greenway System.
10. To protect and integrate the designated heritage features such as the aqueduct, its bridges and the Pumping Station, in a sensitive manner.
11. To ensure that infrastructure improvements are identified and undertaken.
12. To ensure that the area meets the applicable soil and groundwater remediation standards.
13. To ensure that development proceeds in an orderly and efficient manner.

1.11.3 Land Use Policies

The following policies apply to the land use designations shown on Schedule Q - LeBreton Flats Land Use. The land use categories include: Cultural/Office; Greenway System - Waterway Corridor, Major Open Space, Linkage; Mixed Use; and, Residential.

1.11.3.1 Cultural/Office Area

Publicly-Oriented Uses

1. City Council shall support and encourage the development of publicly-oriented uses in the northern section of LeBreton Flats, to serve as a western anchor for Confederation Boulevard and the Parliamentary Precinct.
2. City Council shall permit uses such as museums, art galleries and offices, and shall encourage public access, at least within the ground floors of buildings.
3. City Council shall permit at-grade supporting uses such as retail, entertainment and restaurant venues, to promote this as a lively and attractive people-place during the days and evenings.
4. City Council shall encourage and support the development of new nationally significant non-governmental and governmental uses, and in the expansion of the range of tourist attractions.

Generous Setbacks

5. City Council shall ensure that a generous setback is provided between the Waterway Corridor Area and buildings north of the proposed "LeBreton Common", in order to increase the amount of open space between buildings and the Ottawa River; and, shall encourage this setback area to be developed as publicly-accessible outdoor space associated with those buildings.

1.11.3.2 Greenway System

Orientation

1. City Council shall ensure that the Greenway System provides for public access to the Ottawa River, protection of significant natural areas, provision of municipal and federal park spaces, internal pedestrian/cycle linkages, and connections with the adjacent Greenway System; and in this regard shall support the provision of approximately 40 percent of LeBreton Flats as open space lands.
   
   City Council recognizes that the "Greenway - Major Open Space" designation north of Scott Street and west of the proposed municipal park will remain as vacant land until its future use and remediation requirements are determined and that an official plan amendment may at some time be forthcoming to permit this land to be developed.

Waterway Corridor

2. City Council shall ensure that the Waterway Corridor lands provide a variable width of parkland of at least 40 metres, between the edge of the Ottawa River and the Cultural/Office area, to facilitate public access to the riverfront in an open space environment.
3. City Council shall require that a Landscaping/Habitat Restoration Plan be prepared to the satisfaction of the City of Ottawa, prior to the development of the Cultural/Office lands, and in conjunction with the proposed removal of the Ottawa River Parkway.

Major Open Spaces

5. City Council shall encourage and support the use of the Major Open Space lands, identified as "LeBreton Common" on Schedule Q, for the staging of national, regional and local festivals and special events, and as a park area for ceremonial and leisure activities.
6. City Council shall encourage the planning and programming of the "LeBreton Common" to address the mitigation of potential negative impacts on the adjacent community; and, shall permit only park use in this regard.
7. City Council shall ensure that adequate community recreational uses are provided through zoning and the development of a proposed municipal park of approximately 2.5 hectares, as shown on Schedule Q.
8. The City of Ottawa shall undertake the planning and design of the proposed municipal park.
9. City Council shall require that the municipal park be dedicated and developed within one year of the registration of a plan of subdivision, or the approval of a site plan control application for any lands adjacent to the park.

Natural Features

10. City Council shall require the retention of the major wooded areas and natural features within Linkage lands in the vicinity of the Fleet Street Pumping Station and the tailrace.

Linkage Lands

11. City Council shall require that a minimum of 5 metres of open space is provided between the proposed fence line along the aqueduct and adjacent properties, to provide pedestrian/cycle paths for access to the proposed municipal park and to the rest of the Central Area.
12. City Council shall encourage the National Capital Commission to develop the aqueduct area as parkland, taking into consideration its heritage, and landscape/habitat values, in the context of its importance to the vitality and attractiveness of LeBreton.
13. City Council shall investigate using the aqueduct inlet water area as a leisure resource, while recognizing its function as the inlet to the operating underground conduit which provides water power to the Fleet Street Pumping Station.
14. City Council shall ensure that the existing aqueduct bridges, where possible, provide pathway connections over the aqueduct
15. City Council shall ensure that any potential negative impact on the aqueduct inlet and tailrace areas resulting from the construction of new bridges associated with the proposed "LeBreton Boulevard" is minimized through an Environmental Assessment process.
16. City Council shall encourage the retention of the kayak training course in the tailrace.
17. City Council shall require that applications for site plan approval for developments abutting the aqueduct tailrace are supported by geotechnical assessments to evaluate slope stability and development setbacks.
18. The City of Ottawa shall undertake a recreational and cultural needs study for Planning District 3, which will identify those requirements that should be included in the development of the LeBreton Flats community.

Thomson-Perkins Mill

19. City Council shall permit commercial uses in the Thomson-Perkins Mill heritage building.

1.11.3.3 Mixed Use Area

Permitted Uses

1. City Council shall permit a broad range of uses including residential, retail, office, entertainment, cultural, institutional and recreational uses within mixed use areas abutting arterial roads to generate all-day and year-round activity, and serve the needs of the community; and, in this regard, the primary uses shall be office or residential uses.

Transit Use

2. City Council shall permit high density/profile office and/or residential uses above the ground floor of buildings along Booth Street, south of the proposed "LeBreton Boulevard", to encourage the use of transit facilities.

Use Integration

3. City Council shall support the integration of residential and commercial and other uses within the same blocks and/or the same buildings.

Pedestrian-Oriented Uses

4. City Council shall require that Booth Street provides a variety of small-scale, continuous, ground floor pedestrian-oriented uses, such as retail, restaurant and personal service uses, in creating a "Main Street" focus to serve the new community and visitors to the area.
5. City Council shall permit a variety of ground-floor, small-scale retail, cultural, restaurant and entertainment uses, below residential uses along the north side of the aqueduct, to enhance public activity along this part of the aqueduct; and, in this regard, shall encourage the integration of the non-built area of these properties with the adjacent aqueduct Linkage lands.
6. City Council shall permit limited retail development in other areas to provide for the immediate needs and convenience of residents, workers and visitors, while not detracting from the "Main Street" focus along Booth Street.
7. City Council shall require that predominately residential development be provided along local residential streets with commercial development focused along Booth Street.

1.11.3.4 Residential Area

1. City Council shall support the provision of a range of housing forms in medium to high profile buildings of a density appropriate to the downtown area, generally ranging from stacked townhouses to apartment buildings, to make effective use of the infrastructure, services and facilities within the inner-city area.

Affordability and Accessibility

2. In support of the City Council’s commitment to achieve affordable housing within the Central Area, City Council shall require;
1. That the amount of land to be set aside through the subdivision approval process shall be sufficient to allow 25% of the total housing stock within LeBreton Flats to be affordable Housing to the Action Ottawa criteria, or to the new Official Plan and proposed Municipal Housing Statement when approved;
2. That the City work with the National Capital Commission to facilitate partnerships between non-profit housing providers and commercial developers to explore options for providing affordable housing above ground floor commercial developments, to meet the 25% target;
3. That should affordable housing targets not be met prior to 50% of the building permits being issued, City Council will require that the subdivision agreement provide for the City to be given by the National Capital Commission, the first right to acquire the lands for affordable housing.
4. That Council request the National Capital Commission to explore options for facilitating affordable housing by providing long term leases for one ($1.00) dollar to developers willing to build and maintain affordable housing. [Amendment #2, September 3, 2003]

Density and Profile

3. City Council shall permit high density/profile residential buildings immediately south of the proposed municipal park, and along "LeBreton Boulevard", which will function as an arterial road.

Small-Scale Open Spaces

4. City Council shall require that the local open space and recreation needs that are not met by the proposed municipal park, such as small play areas for children, be provided within residential areas through the development application review process.

Orientation

5. City Council shall encourage housing development to be oriented to the local streets, in order to promote community interaction, safety and security.

Childcare Facilities

6. Through the subdivision and site plan control processes, City Council shall investigate with property owners, options for providing childcare facilities in residential developments. These facilities should be provided at a rate of 9.3 square metres per child for interior space and 5.6 square metres per child for exterior space. Each facility constructed should be for a minimum of 50 children. [Amendment #2, September 3, 2003]

1.11.4 General Policies

The following general policies shall apply to LeBreton Flats.

1.11.4.1 Transportation

Transit Way and Station

1. City Council shall encourage the construction of the proposed new transitway and station, prior to the start of development, to avoid negative impacts on the new community during construction; and, shall encourage a high level of pedestrian/cycle access to the transit station and the provision of cycle storage facilities.

Parkway Relocation and LeBreton Boulevard

2. City Council shall support the relocation of the Ottawa River Parkway within LeBreton Flats, in order to ensure that the riverfront area is opened up to the public. With regard to LeBreton Boulevard, the National Capital Commission will ensure the required environmental assessment and functional design will address the impacts that the alignment will have on building heights and views in accordance with the City of Ottawa Official Plan.

Traffic Impact Studies

3. City Council shall require that traffic impact studies be undertaken prior to the approval of applications for development, to ensure that site-generated traffic can be adequately accommodated and/or that measures are carried out to meet identified deficiencies, to the satisfaction of the City of Ottawa and the Regional Municipality of Ottawa-Carleton.

Noise Studies

4. City Council shall require that noise studies be undertaken to the satisfaction of the City of Ottawa for development adjacent to the proposed transitway and station, and along arterial roads, and that appropriate mitigation measures are undertaken to address potential impacts.

Traffic Calming

5. City Council shall require that traffic calming be considered in the design of local roads serving the residential areas, with a focus on minimizing potential shortcutting by through traffic, and as a means of improving livability and pedestrian and cycle safety, through Urban Design Guidelines, as set out in 1.11.4.4 a) below.

Alternate Development Standards

6. City Council shall require that Alternate Development Standards be considered in determining the appropriate rights-of-way and adequate pedestrian, cycle and roadway facilities, through Urban Design Guidelines, as set out in 1.11.4.4 a) below.

Pedestrian/ Cycle Path System

7. City Council shall encourage the incorporation of a continuous pedestrian/cycle path system within the Greenway, to encourage non-automobile movement; and, shall ensure its integration with facilities in the rights-of-way, and linkage with pathways outside LeBreton Flats.
8. City Council shall encourage publicly-accessible pathways to the waterfront area through the northern Cultural/Office lands, and the "LeBreton Common".
9. City Council shall support the provision of commuter cycling lanes along the proposed arterial roads.
10. City Council shall require an at-grade connection to Booth Street from the proposed pedestrian/cycle path along Ottawa Street to the west and the Linkage lands to the east.
11. City Council shall support the retention of the existing Heritage Designated aqueduct bridges as pedestrian/cycle connections across the aqueduct, in order to encourage safe north/south movement.
12. City Council shall support the retention of the Heritage Designated Pooley's Bridge as a pedestrian/cycle connection.
13. City Council shall support the provision of a pedestrian/cycle link under the Preston Street extension at the aqueduct, for access to the proposed municipal park.

Parking

14. City Council shall support shared parking facilities in mixed use developments, to encourage the efficient use of lands and the integration of uses; and, shall consider reduced parking requirements for developments within walking distance of the proposed transit station, to encourage the use of public transit; and, shall discourage surface parking facilities, to minimize the negative impact of such facilities.

Tour Bus Parking

15. City Council shall support the continuation of tour bus parking in LeBreton Flats in cooperation with the National Capital Commission, while ensuring that potential noise, visual and traffic impacts are minimized, and the development of the LeBreton Flats Character Area is not compromised.
16. City Council shall encourage the provision of adequate automobile and tour bus parking to serve the proposed LeBreton Common through such means as:
1. shared use of parking facilities associated with uses within the Cultural/Office lands on LeBreton; and
2. utilizing parking facilities in the adjacent non-residential areas such as the Core Area and Parliamentary Precinct.

Community Linkage

17. City Council shall encourage the provision of adequate pedestrian and cycle connections across Scott/Wellington/Albert Street, to encourage the safe movement of people between LeBreton Flats and the existing community.

Transit Servicing Plan

18. City Council shall, as a priority, develop in consultation with the National Capital Commission, a transit servicing plan for LeBreton Flats that will be integrated with the City's transit system and shall require the provision of infrastructure and facilities such as but not limited to pedestrian paths and connections, transit stops, transit priority lanes along new roads, and Transportation Demand Management plans, to support the transit service plan through the development approvals process. [Amendment #2, September 3, 2003]

Roadway Concept Plan

19. City Council shall require that the National Capital Commission develop a comprehensive roadway concept plan for all the roads to be developed and/or improved within LeBreton Flats. This concept plan will identify roadway cross sections that respond to policies in the Secondary Plan, the location of below and above grade services and will be subject to acceptance by the City and Utility Agencies. City Council will require that the accepted concept plan be used to define/detail conditions related to the construction of roads through subdivision and road opening approvals. [Amendment #2, September 3, 2003]

1.11.4.2 Environment

Soil and Ground Water Contamination

1. City Council shall require environmental site assessment and restoration within the spirit of the Ministry of the Environment Guidelines for Use of Contaminated Sites in Ontario 1996 (revised February 1997), or other federal, provincial, or municipal regulations, as applicable, in effect at the time of development. In this regard, a Phase II Environmental Site Assessment shall be completed within the spirit of the Guidelines, prior to the final approval of a subdivision, severance or site plan control application for the area of such application. It is acknowledged that both City Council and the Ministry of the Environment have accepted certain Phase I and Phase II Environmental Site Assessments completed prior to the release of this guideline, towards fulfilling the spirit of the Guideline. [Amendment #2, September 3, 2003]

Site Remediation Plans

2. City Council shall require that site-specific remediation plans and commitments to site restoration be undertaken prior to the final approval of a subdivision, severance or site plan application for the area of such application within LeBreton Flats; an Integrated Environmental Report will be required prior to the final approval of such applications.

Methane Gas Monitoring

3. City Council shall require further methane gas monitoring of the Nepean Bay landfill site, to assess the impact on the feasibility and soil management requirements for the proposed municipal park lands, as part of the Phase 2 ESA, as set out in Policy 1.11.4.2 a) above.
4. City Council shall require methane gas monitoring of any development within 30 metres of the Nepean Bay landfill.

Urban Forest

5. City Council shall encourage the augmentation of the urban forest throughout the site in the review of applications for site-specific developments.

1.11.4.3 Infrastructure

Master Servicing Plan

1. City Council shall require that a Master Servicing Plan, to address existing and proposed utilities and piped services, be prepared to the satisfaction of the City of Ottawa, and appropriate utility companies, prior to the submission of the initial development application; and, that this Plan provide details on the anticipated timing, funding, construction, maintenance and ownership responsibilities, in the context of the phasing of development. Should changes occur to the assumptions contained in this Plan as development takes place, the Plan shall be adjusted accordingly.

Underground Services

2. City Council shall require that electrical, telephone and television cables be placed underground.

Stormwater Management

3. City Council shall require that Stormwater Site Management Plans be submitted prior to the final approval of a subdivision, severance or site plan application, to the satisfaction of the City of Ottawa. These plans shall be consistent with the overall Stormwater Management Feasibility Plan and, where phased development is proposed, will identify any phasing for the implementation of the stormwater site management plan and any necessary interim stormwater management measures.

1.11.4.4 Urban Design

Urban Design Guidelines

1. City Council shall require that a set of broad Urban Design Guidelines for the entire LeBreton Flats area be prepared, in order to assist in the design of development, rights-of-way and open spaces, and their interrelationships, in an integrated and cohesive manner, prior to the initial submission of an application for development approval; and, that such urban design guidelines shall consider Alternate Design Standards and Traffic Calming.

Wind Testing

2. City Council shall require wind testing of medium and high profile development proposals to evaluate the impact on streets, open spaces and other pedestrian activity areas and determine mitigation measures, prior to the approval of applications for Site Plan Control Approval.

Building Heights

3. City Council shall require that maximum building profiles be as described generally in the following:
1. up to six storeys for buildings fronting on Scott/ Wellington/Albert Streets to provide for compatibility with the existing community;
2. up to eight storeys at Preston and Booth Streets along Scott/ Wellington/Albert Streets , to provide for landmark buildings at the southern entrances to LeBreton Flats, and high density development in proximity to the transitway station on Booth Street;
3. up to ten storeys along Booth Street south of "LeBreton Boulevard", to provide for high density development in proximity to the transitway station on Booth Street;
4. up to twelve storeys along the "LeBreton Boulevard" arterial road, while ensuring that a high-profile continuous wall of buildings is avoided, and that the policies in the Official Plan for protecting views of the Parliament Buildings and Other National Symbols are respected;
5. up to six storeys in the Cultural/Office Area, north of "LeBreton Boulevard", in recognition of its proximity to the Greenway System, while ensuring that the policies in the Official Plan for protecting views of the Parliament Buildings and Other National Symbols are respected; and
6. up to six and eight storeys within the majority of the Residential Areas.
7. To ensure that appropriate scale relationships will be provided along streets where development with a height of 10 stories is permitted on one side of the street and a building height limit of six stories is established along the opposite side of the street as shown on Map 4, City Council shall require that the higher profile development integrate with lower profile development through various techniques as set out in the Urban Design Policies of the Official Plan (Central Area Urban Design Policies set out in Chapter 5.0 and the General Urban Design Policies set out in chapter 12.0) to provide for achieving harmonious street environments consistent with the principals set out in the urban design guidelines developed as required by policy 1.11.4.4. [Amendment #24, May 25, 2005]

View Protection

4. City Council shall ensure that:
1. in the area identified on Ottawa Official Plan, Annex 6 C- LeBreton Flats Foreground View Control Planes extending from Viewpoint 16 as shown on Ottawa Official Plan, Annex 6 A to the eastern limit of LeBreton Flats Character Area as shown on Schedule B - Central Area Character Area and Theme Streets, with the exception of Area "A" identified on Ottawa Official Plan, Annex 6 C, no building, part of a building or building roof structure, shall project above the building height limit planes established by the central and lateral foreground view planes defined by geographic co-ordinates and above sea level elevations on Ottawa Official Plan, Annex 6 C;
2. building heights in Area "A" on Ottawa Official Plan, Annex 6 C shall not exceed 79.9 metres above sea level;
3. in the area adjacent to the LeBreton Flats Foreground View Control Planes as shown on Ottawa Official Plan, Annex 6 C, no building, part of a building or building roof structure shall project into the lateral foreground view planes described on Ottawa Official Plan, Annex 6 C;
4. in the area defined by a view with a viewpoint located in the centre of the proposed LeBreton Boulevard right-of-way immediately west of the intersection of the Booth Street right-of-way, no building, part of building or building roof structure shall be constructed. This protected view, as illustrated on Figure 1, is intended to provide for an unobstructed foreground view panorama extending from the Great Hall of the National Gallery in the north to the northwest corner of the upper terrace of the Garden of the Provinces on the south.

Integration

5. City Council shall encourage the integration of residential, office, and retail uses in mixed use areas in configurations and building forms that allow unique opportunities for creative development.

Special Needs

6. City Council shall ensure that development accommodates the needs of persons with disabilities and other special needs groups.

1.11.5 Implementation and Interpretation

1.11.5.1 Implementation

Development Preconditions

1. City Council shall require that prior to the submission of the initial application for development within LeBreton Flats, in the form of a Plan of Subdivision, Master Plan, rezoning, severance and/or site plan, the following have been prepared for the entire LeBreton Flats area, to the satisfaction of the City of Ottawa and the National Capital Commission, as appropriate, or other pertinent agencies:
1. Urban Design Guidelines, as set out in Policy 1.11.4.4 a) above;
2. Master Servicing Plan, as set out in Policy 1.11.4.3 a) above; and

Development Prerequisites

2. City Council shall ensure that the following have been prepared to the satisfaction of the City of Ottawa and the National Capital Commission and other pertinent agencies as appropriate
1. Traffic Impact Studies as set out in Policy 1.11.4.1c), prior to the final approval of site specific applications for rezoning, subdivision, site plan control or severance;
2. Phase II Environmental Site Assessment and Contamination studies, as set out in Policy 1.11.4.2a), prior to the final approval of site specific applications for Subdivision, Severance or Site Plan Control;
3. Site Specific Remediation Plans as set out in Policy 1.11.4.2c), prior to the final approval of site specific applications for subdivision, site plan control approval or severance;
4. Noise Studies, as set out in Policy 1.11.4.1d), prior to the Final Approval of applications for subdivision, severance or site plan control; and
5. Stormwater Site Management Plan, as set out in Policy 1.11.4.3c), prior to final approval of applications for subdivision, severance or site plan control".

Regular Reporting

3. City Council shall encourage the National Capital Commission to prepare regular reports on environmental management and planning aspects for LeBreton Flats, to inform the public and agencies of progress in this regard.

Street Names

4. City Council shall ensure that streets are named through the normal street naming procedures, with priority given to retaining existing street names and recognizing the history of the area.

1.11.5.2 Implementation Tools

Plans of Subdivision

1. City Council shall encourage the submission of applications for Plans of Subdivision as the preferred means of ensuring the orderly and efficient development of LeBreton Flats; should applications for Plans of Subdivision not be forthcoming, Master Plans shall be undertaken prior to the approval of development applications.
2. City Council shall ensure that Plans of Subdivision and Master Plans are consistent with the Urban Design Guidelines, as set out in Policy 1.11.4.4 a) above.

Holding Zone

3. City Council may utilize a holding (h) symbol in conjunction with any use designation in the Zoning By-law, to defer development of all or part of the LeBreton area, where it is determined that any proposed development is premature or that immediate development is inappropriate. These determinations will be based on the preconditions and prerequisites, as set out in Policy 1.11.4.5 a) and b) above, and will be used wherever cost sharing arrangements may be required and/or funding is not committed.

Consents

4. City Council shall encourage the Committee of Adjustment to ensure that the Plan of Subdivision method is upheld as the primary method of providing lots, to ensure orderly and efficient development.
5. City Council shall encourage the Committee of Adjustment, in reviewing consent applications, to take into account the preconditions and prerequisites of Policy 1.11.4.5 a) and b) above, and the objectives and policies of the LeBreton Flats Character Area.

1.11.5.3 Interpretation

1. City Council shall ensure that interpretation of the LeBreton Flats Character Area has regard to all applicable policies set out in the City of Ottawa Official Plan.