The team at S—O.S were commissioned to provide a vision and concept plan for the revitalization of a post-industrial site on the periphery of Kingston's downtown core. 485 Rideau sits simultaneously at the heart of an inactive industrial strip, and the City's main trail system.
The following document aims to clarify and build upon the disparities between industrial and natural, to provide a concept that can redefine 485 Rideau, and by extension, the inactive Rideau Strip.
Our visioning report is composed of five parts. Our research-based approach begins with a thorough site and market study. From these, we derive a viable concept, a feasibility study, and finally a road-map to clarify next steps.
The following is a brief summary of our visioning report, prepared for our client and presented to the City of Kingston. This project was the catalyst for Proof Housing, and the Future Proof Home concept. For the more information on the full report, please visit Proof Housing.
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We understand that the development of 485 Rideau Street will set a precedent for the future of the surrounding area by presenting a vision for low-rise, mid-density housing along Rideau.
The project site is undefined, a long-abandoned automotive transmission shop suspended between neighbourhoods, and between industrial and natural landscapes.
Situated at the periphery of the Inner Harbour, and at the border to Rideau Heights, the Rideau Strip is lost in the planning of both neighbourhoods.
The site and surrounding land have long been overlooked due to their industrial past, and because redevelopment must mitigate any potential risks to new residents and the adjacent parks and conservation lands. We understand the City of Kingston aims to revitalize the area through the ongoing North Kingstown Secondary Plan, and we aim to do our part with a first step at 485 Rideau, keeping in mind the land’s rich natural heritage, and understanding its role and potential for the future.
Analysis of zoning amendments shows that little has changed on Rideau Street over the past 50 years.
No zoning changes have been passed in the immediate surroundings of 485 Rideau, although a handful of similar land use changes have been approved within a 10 minute walk of the site.
Though the North Kingstown Secondary plan is looking at how to redefine this area, the existing industrial use, adjacent environmental protection overlay, and the position of 485 Rideau at the boundary of neighbourhoods has left the site undefined for half a century.
S—O.S analyzed all zoning amendments across the Rideau Strip, as well as similar zoning and use amendments across the City of Kingston. These case studies help inform planning and design strategies for a successful proposal looking to revitalize the Rideau Strip through an exemplary plan that recognizes and reconciles the issues which have left it dormant for five decades.
The current M6.97 zoning is incompatible with the Official Plan which designates 485 Rideau Street as residential land use.
The M6.97 zoning has severely limited the potential of residential redevelopment along the Rideau Strip since 1975.
Although the neighbouring building to the South of 485 Rideau is a higher density residential project with the same M6.97 zoning, the fact that it was constructed prior to 1975 allows it to conform to the zoning by-law. No new multiple-family residential developments have been undertaken since at least 1975.
The only amendment to the M6.97 zoning was done in 1976, to permit "the storage, warehousing, distribution, fabrication and otherwise processing of new steel." (8728 – 1976)
Our study indicates a site-specific B2 zoning variation would be best applied for the 485 Rideau vision, proposing a Multiple Family (Unified Ownership) development governed under Section 15 of the City of Kingston's Official Plan.
A review of official zoning and planning regulations, and preliminary meetings with city staff indicate likely support for a medium density multiple-family residential use at 485 Rideau.
Given the site area, a medium-density use would only allow for 9 units which is not economically feasible given the market and cost of construction.
Anything above 9 units is immediately considered high density in the City of Kingston, based on the area of the site. The proposal suggests 10 units, and otherwise conforms to medium-density design guidelines, proposing a mid-density built form. Therefore, any zoning changes for the proposed residential use must adequately justify a higher density allowance for a mid-density use and form. Any zoning policies should be designed to position the proposal as a medium density use, but must address Official Plan regulations regarding high density residential use.
In order to achieve the unit numbers required for 485 Rideau, any planning justification must consider that the proposal results in high-density land use, although only by one single unit. The planning justification should seek to justify the proposal as medium density use, and seek a site-specific amendment for density allowances.
Consolidated below is an overview of planning arguments for justifying the proposed density:
Built Form Argument:
The proposal utilizes a medium density, low-rise massing which meets all dwelling requirements but achieves a high density due to our lot size. Nonetheless, there is adequate space left to accommodate all parking, amenity and open space requirements.
Future planning justification should demonstrate how the proposed medium density form and use is compatible with adjacent development, and does not constitute a high density proposal.
Interior Conversion Argument:
Future planning justification should consider how the proposed building form is designed to accommodate a flexible range of between 7 and 14 residential units. The official plan recognizes interior conversions that result in high density use as special cases, allowing lighter restrictions on development, foregoing the need for an urban design study.
This indicates support for increasing density to high density levels within more compact, medium density footprints, as the proposal for 485 Rideau also suggests.
Secondary Plan Argument:
The North Kingstown Secondary Plan will likely introduce its own land use and density amendments to 485 Rideau and the surrounding area. Although the plan will likely change, and won't be implemented for at least another couple of years, the site area is currently proposed as "Urban Village" mixed land use. Lands subject to secondary plans often receive other provisions beyond those of more typical planning areas. The NKT secondary plan therefore suggests support for establishing site-specific density requirements for 485 Rideau's zoning change.
Location Argument:
Though the site does not meet all the requirements listed for high density use, its proximity to a major corridor, collector road and transit route, a great open space and park network, ands everal key community services within walking distance indicate 485 Rideau can viably support a higher density.
Land Use Compatibility Restrictions:
The industrial building across from 485 Rideau has an influence radius of 300m, and a set-back requirement of 70m which must be amended and justified in any zoning approval.
The deciding factor is the outcome of the Phase II ESA, which will help determine the viability of redevelopment, and the amount of remediation required.
For the full report, please visit Proof Housing.
Rideau Street Visioning
