2.
OFFICIAL PLAN AND ZONING - 204 SPRINGFIELD ROAD AND
362 MARIPOSA AVENUE PLAN
OFFICIEL ET ZONAGE – 204, CHEMIN SPRINGFIELD ET 362, AVENUE MARIPOSA |
(This application is subject
to Bill 51)
That Council:
1. Approve and adopt an amendment to the former
Village of Rockcliffe Park Secondary Plan, Volume 2A of the Official Plan to
redesignate 204 Springfield Road and a portion of 362 Mariposa Avenue from
"Residential" to "Special Uses", as detailed in
Document 2.
2. Approve an amendment to the former Village of Rockcliffe Zoning By-law to rezone 204 Springfield Road and a portion of 362 Mariposa Avenue from “Residential Zone RD5” to “Residential Special Use Zone RS” as detailed in Document 3.
RecommandationS du Comité
(Cette demande est
assujettie au Règlement 51)
Que le Conseil :
1.
approuve et adopte une modification au
Plan secondaire de l’ancien Village de Rockcliffe Park, Volume 2A du Plan
officiel, afin de changer la désignation de zonage du 204, chemin Springfield
et d’une partie du 362, avenue Mariposa de « zone résidentielle » à
« zone d’utilisations spéciales », tel qu’il est expliqué en détail
dans le Document 2.
2.
approuve une modification au Règlement de
zonage de l’ancien Village de Rockcliffe Park (2000-8) afin de changer la
désignation de zonage du 204, chemin Springfield et d’une partie du 362, avenue
Mariposa de « zone résidentielle RD5 » à « zone résidentielle
avec utilisations spéciales RS », tel qu’il est expliqué en détail dans le
Document 3.
Documentation
1.
Deputy
City Manager's report Planning, Transit
and the Environment dated 10 January 2008 (ACS2008-PTE-PLA-0006).
Report
to/Rapport au :
Planning and Environment Committee
Comité de l'urbanisme et de l'environnement
10 January 2008 / le 10 janvier 2008
Submitted by/Soumis par Nancy Schepers, Deputy City Manager
Directrice municipale adjointe,
Planning, Transit and the Environment
Urbanisme, Transport en commun et
Environnement
Contact
Person/Personne Ressource : Grant Lindsay, Manager / Gestionnaire,
Development Approvals / Approbation des demandes d'aménagement
(613)
580-2424, 13242 Grant.Lindsay@ottawa.ca
REPORT
RECOMMENDATIONS
That the Planning and Environment Committee
recommend Council:
1. Approve and adopt an amendment to the
former Village of Rockcliffe Park Secondary Plan, Volume 2A of the Official Plan
to redesignate 204 Springfield Road and a portion of 362 Mariposa Avenue from
"Residential" to "Special Uses", as
detailed in Document 2.
2. Approve an amendment to the former Village of Rockcliffe Zoning By-law to rezone 204 Springfield Road and a portion of 362 Mariposa Avenue from “Residential Zone RD5” to “Residential Special Use Zone RS” as detailed in Document 3.
RECOMMANDATIONS DU
RAPPORT
Que le Comité de l’urbanisme
et de l’environnement recommande au Conseil
:
1.
d’approuver et d’adopter une modification
au Plan secondaire de l’ancien Village de Rockcliffe Park, Volume 2A du Plan
officiel, afin de changer la désignation de zonage du 204, chemin Springfield
et d’une partie du 362, avenue Mariposa de « zone résidentielle » à
« zone d’utilisations spéciales », tel qu’il est expliqué en détail
dans le Document 2.
2.
d’approuver une modification au Règlement
de zonage de l’ancien Village de Rockcliffe Park (2000-8) afin de changer
la désignation de zonage du 204, chemin Springfield et d’une partie du 362,
avenue Mariposa de « zone résidentielle RD5 » à « zone
résidentielle avec utilisations spéciales RS », tel qu’il est expliqué en
détail dans le Document 3.
The subject properties are located at 204 Springfield Road and a portion of 362 Mariposa Avenue at the northeast intersection of Maple Lane and Springfield Road. Each property contains a single detached dwelling. The properties are owned by Ashbury College and are currently used as a residence for staff and storage in the rear yards. The former Village pump house, which is no longer operational, is located on the property of Ashbury College and abuts the easterly property limit of 204 Springfield Road. The Ashbury College property is bounded by Mariposa Avenue to the north, Glenwood Avenue to the east, Maple Lane to the south and Springfield Road to the west as shown in Document 1. Maple Lane forms a boundary between the neighbourhoods of Rockcliffe Park and Lindenlea. The immediate area is predominately residential with a mix of housing styles and lot sizes between the two neighbourhoods. St. Brigid’s Elementary School is located opposite of the subject lands at the southwest intersection of Maple Lane and Springfield Road.
Ashbury College has submitted applications for amendments to the Village of Rockcliffe Park Secondary Plan and Zoning By-law to extend the Land Use designation and zoning applying to their campus to include the subject properties. This will allow for the construction of a new two-storey 2,180 square metres staff and student residence. Currently Ashbury College has 43 male boarders on-site that would be relocated to the new building which can house up to 50 male students and two housemasters. Two of the existing homes and the former Village pump house are to be demolished and replaced with the new building. The development also proposes a new parkette feature at the intersection of Maple Lane and Springfield Road.
The applications propose an amendment to the former Village of Rockcliffe Park Secondary Plan, Volume 2A of the Official Plan and an amendment to the Village of Rockcliffe Park Zoning By-law. The Official Plan Amendment proposes a change in designation from “Residential” to “Special Uses”. There are no textual amendments proposed. The current “Residential” designation permits detached single dwellings and accessory uses, and does not permit schools. The “Special Uses” designation permits schools and related accessory uses including student residences.
The amendment to the Village of Rockcliffe Park Zoning By-law proposes a change from “Residential Zone RD5” to “Residential Special Use Zone RS”. The “RD5” Zone does not permit a school. The “RS” Zone, which applies to the remainder of the Ashbury Campus, permits uses such as a school, park, community hall and accessory uses. The proposed residence would be considered an accessory use to the principle school use.
In addition, related applications for Site Plan Control and for demolition and new construction under the Ontario Heritage Act have been submitted and have been reviewed concurrently.
The request is to extend the same land use designation applying to most of the block occupied and owned by Ashbury College to also include the subject lands. The College acquired 204 Springfield Road in 2002 to accommodate accessory uses for the College. The amendment requests only a modification to the Rockcliffe Secondary Plan Land Use Schedule with the policies associated with the designation remaining unchanged.
OFFICIAL PLAN AMENDMENT
Rockcliffe Park and the Ashbury Lands are designated “General Urban Area” on Schedule B of the Official Plan. The General Urban Area permits the development of a full range and choice of housing types in combination with conveniently located institutional uses to facilitate the development of complete and sustainable communities. The City promotes infill development and other intensification within the General Urban Area in a manner that enhances and complements the desirable characteristics and ensures the long-term viability of the many existing communities that make up the city.
The Official Plan Amendment application to amend the Land Use Schedule of
the former Village of Rockcliffe Park Secondary Plan is to accommodate the construction of a new staff and
student residence on the subject lands that will be accessory uses to the
campus. Both the College and residence
proposed for the subject lands are permitted under the General Urban Area
designation which provides for institutional uses to locate within
communities. The proposed
amendment will provide for establishing a uniform Official Plan designation
across the entire holdings of Ashbury College and will in turn better reflect
the operational nature of the subject properties which for some time have been
used in an accessory fashion by the College. The residential zoning under the
current Residential Designation in the Rockcliffe Park Secondary Plan however,
did not allow for a more fully integrated campus. It prevented the campus from using these lands in a way that
better meets their needs to accommodate student residences. Specifically, the subject properties have been
used by the College to house staff in a single-detached dwelling and for storage
of equipment in the rear yards and former pump house building.
The subject properties,
as a result of their use to accommodate accessory uses for the College are no
longer part of the residential neighborhood.
It is therefore appropriate for the lands to be recognized through the
Rockcliffe Park Secondary Plan as an integral part of the campus to allow them
to be more fully used in this manner.
Compatibility
Considerations
Care and sensitivity have been taken in the design of the residence so that it does not overwhelm the residential streetscape.
Respect for the preservation of mature vegetation and the maintenance of the street tree canopy have been considered through the placement of the building on site. In terms of the building’s profile and architectural detailing, the proposed residence is seen as being well integrated and compatible with the surrounding residential community. Specifically, the height of the building, yards and building materials are consistent with the surrounding area as shown in Document 5. The proposed building will serve as an appropriate interface between the Ashbury College Campus and the adjacent residential areas.
With respect to the cultural heritage value of the dwellings to be removed, an impact assessment was conducted in support of the application and reviewed by staff which determined that the two dwellings to be removed are considered to be of minimal cultural heritage significance in the context of the overall Village.
There are no expected impacts from the development on traffic and parking demands in the area as overall there will be a minor reduction in the amount of students commuting to the site and no expansion to the student enrolment.
Village of Rockcliffe Park Secondary Plan
The Rockcliffe Park
Secondary Plan in its land use designations and in its policies specifically
provides for Ashbury College and other schools within the community to be
located within the Village. The intent
of the Official Plan amendment is to establish a uniform designation for all of
the campus. The College does not intend
to expand the student enrollment by introducing additional male boarders, but
rather to better accommodate the existing male students who currently live on
campus. As well, the application does not seek to introduce a new use for the
school as the boarding of students as an accessory use has been a long
established tradition with Ashbury College since it’s foundation in 1910.
While the new building
will be part of a larger campus setting, it is the intent of the new building
to carry forward the established residential function of the subject
properties, albeit in two different forms.
The first being self-contained units for two housemasters and their families
at the end of each wing of the building, and the second being housing for male
students. The community and
neighbourhood advantages of having a residential building in a prominent
location at the entrance to the Village along Springfield Road to reflect the
Village’s residential character are not lost.
Further, while the
proposed residence is different in form from the single detached residences in
the adjacent residential areas, the subject lands currently act as part of the
school which as noted is specifically identified and accommodated for in the
policies of the former Village of Rockcliffe Park Secondary Plan. In this
regard, the extension of the land use designation will allow for the logical
and orderly development of the campus and the maximum utilization of the campus
property. The new building will be orientated towards the edge of the property
allowing it to act as a natural buffer between the active outdoor areas located
centrally on the campus and the adjacent community. This orientation will focus student activities around the main
buildings and internal playing fields of the campus thereby respecting the
neighbourhood and privacy of residents. The location of the new building will
also allow the existing athletic fields and courts and parking lot to remain in
their current locations, without the loss of such facilities.
The Department is satisfied that the proposed amendment is consistent with the policies of the Official Plan for General Urban Areas and is consistent with the policies of the Village of Rockcliffe Park Secondary Plan related to accommodating institutional uses within the Village. The application will allow for an appropriate form of development on the subject lands that is in keeping with the tradition of the school and the character of the neighbourhood.
The purpose of the Zoning By-law amendment application, similar to the Official Plan amendment, is to establish a uniform zoning designation for the entire Ashbury College by extending the zoning that applies to the majority of the campus to the subject properties. The requested zoning would permit a school and accessory uses which would allow for the development of a new residence to house 50 male students and two housemasters.
The application does not propose any modifications to the “RS” Zone requirements with respect to lot coverage, height, yard setbacks and parking. In this regard, staff considers the proposed zoning with its associated performance standards to be appropriate to provide for ensuring integration of any development of the lands with both the main campus and the adjacent residential community. As an example, the abutting “Residential Zone RD5” and “R1J – Detached House Zone” permit maximum heights of 10.6 metres and 10.7 metres respectively, which is consistent with the “RS” Zone that permits a maximum height of 10.6
The Department is satisfied that the proposed Zoning
By-law amendment will implement the Official Plan amendment and is consistent
with the policies of the Official Plan and the Village of Rockcliffe Park
Secondary Plan upon adoption of the proposed Official Plan amendment. The proposed land use and form of
development implements the policies and development criteria of the Official
Plan as outlined in Section 2.5.1 – Compatibility and Community Design, and
Section 4.11 – Compatibility. The application will allow for a compatible form
of development on the subject lands that is in keeping with the tradition of
the school and the area.
Notice of the applications were carried out in
accordance with the City's Public Notification and Consultation Policy. The Ward Councillor is aware of this
application and the staff recommendation.
The City did receive negative comments to this application. Thirty-six letters were received in
opposition to the applications from individual homeowners, the Rockcliffe Park
Residents Association (RPRA) and the Lindenlea Residents Association
(LRA).
The issues can be summarized as follows:
· Impacts to the streetscape.
· Removal and preservation of mature trees.
· Orientation of the building.
· Increased Traffic and Parking.
· Impacts to the character of the neighbourhood.
· Expansion of the school population.
· Vandalism.
· Student behaviour.
· Use of the residence during the summer.
· The necessity of the applications.
Detailed responses to the notification/circulation are provided in Document 4.
FINANCIAL IMPLICATIONS
N/A
APPLICATION PROCESS TIMELINE STATUS
The Official Plan Amendment application was processed by the "On Time Decision Date" established for the processing of Official Plan amendments. The rezoning application was not processed by the “On Time Decision Date” established for the processing of Zoning By-law Amendments, as it was determined through the review of the application that an Official Plan Amendment was required.
SUPPORTING DOCUMENTATION
Document 2 Proposed Official Plan Amendment
Document 3 Proposed Zoning By-law Amendment
Document 4 Consultation Details
Document 5 Proposed
Elevations and Site Plan
City Clerk’s Branch, Council and
Committee Services to notify
the owner, Ashbury College,
362 Mariposa Avenue, Ottawa, ON, K1M 0T3, applicant, David S. McRobie, 66 Queen Street, Suite 100, Ottawa, ON K1P 5C6, OttawaScene.com, 174 Colonnade Road, Unit #33, Ottawa, ON K2E 7J5,
Ghislain Lamarche, Program Manager, Assessment, Financial Services Branch (Mail
Code: 26-76) of City Council’s
decision.
Planning, Transit and the Environment Department to prepare the by-law adopting the Official Plan Amendment and the implementing Zoning By-law, forward to Legal Services Branch, and undertake the statutory notification.
Legal Services Branch to forward the adopting
and implementing by-laws to City Council.
DOCUMENT 2
PROPOSED OFFICIAL PLAN
AMENDMENT
Official Plan Amendment XX
Modification
du Plan directeur XX
To the
Official Plan for the City of Ottawa
AMENDMENT NO.
XX
CITY OF OTTAWA OFFICIAL PLAN
Purpose...............................................................................................................................................
Location..............................................................................................................................................
Basis...................................................................................................................................................
PART B – THE AMENDMENT
Introduction.........................................................................................................................................
Details.................................................................................................................................................
Part A – THE PREAMBLE introduces the actual amendment, but does not constitute part of Amendment No. X to the City of Ottawa Official Plan.
Part B – THE AMENDMENT, consisting of the following text and map attached as Schedule “A” constitutes Amendment No. XX to the City of Ottawa Official Plan.
PART A - THE PREAMBLE
1. Purpose
The purpose of Amendment No. XX is to extend the “Special Uses” designation to create a uniform land use designation that applies to the campus of Ashbury College. This amendment will permit a school and accessory uses on the subject lands.
2. Location
The lands affected by the amendment are located at the northeast intersection of Maple Lane and Springfield Road.
3. Basis
Background
The subject properties are located at 204 Springfield Road and a portion of 362 Mariposa Avenue at the northeast intersection of Maple Lane and Springfield Road, in the former Village of Rockcliffe Park. Each property contains a single detached dwelling. The properties are owned by Ashbury College and are currently used as a residence for staff and storage in the rear yards.
Ashbury College has submitted applications for an Official Plan Amendment to the Rockcliffe Park Secondary Plan and a Zoning By-law amendment to extend the Official Plan Land use designation under the Secondary Plan and zoning applying to their campus to also include the subject properties so as to allow for the construction a new two-storey (10.5 metre), 2,180 m2 staff and student residence.
The existing homes known municipally as 204 and 212 Springfield Road and former Village pump house currently located on the subject lands are to be demolished and replaced with the new building. These two homes and structure fall within the Rockcliffe Heritage Conservation District. The demolition of these buildings will require Council approval under the Ontario Heritage Act.
Rationale
The subject lands are designated as “General Urban Area” in the Official Plan. The subject lands also fall within the Former Village of Rockcliffe Park Secondary Plan Area which designates the property as “Residential” on Schedule A: Land Use Plan.
The proposal conforms to the General Urban Area land use policies of the Official Plan and an amendment is not required to Volume 1 of the Plan. The applications have been reviewed against 5.2.2 - Amendments to the Official Plan, Section 3.6.1 - General Urban Area, Section 2.5.1 - Compatibility and Community Design, and Section 4.11 - Compatibility.
Section 5.2.2(1) outlines that when considering amendments to the Official Plan, the City will have regard to, among other things, the following criteria:
a) The impact of the proposed change on the achievement of the policies expressed in the Plan;
b) The effect of the proposed change on neighbouring communities;
c) The effect of the proposed changes on the need for water, wastewater and transportation services.
Policy
5.2.2.1(a)
Policy 5.2.2.1(a) requires that consideration be had to the impact of a proposed Official Plan Amendment on the achievement of applicable policies in the Plan. These polices relate to the nature and type of uses and development contemplated for areas designated General Urban Area and design and compatibility objectives of the Plan as set out in sections 2.5.1 and 4.11.
General
Urban Area
The General Urban Area permits the development of a full range and choice of housing types in combination with conveniently located institutional uses to facilitate the development of complete and sustainable communities. Within neighbourhoods, the zoning by-law will allow those uses that provide for the local, everyday needs of the residents, including shopping, schools, recreation and services. Uses that also serve wider parts of the city will be located at the edges of neighbourhoods on roads where the needs of these lands can be more easily met and impacts controlled. The City promotes infill development and other intensification within the General Urban Area in a manner that enhances and complements the desirable characteristics and ensures the long-term viability of the many existing communities that make up the city.
The subject properties and Ashbury College are located at the southern edge of the Rockcliffe Park neighbourhood.
The proposed Official Plan Amendment would provide for a consistent land use designation under the Rockcliffe Park Secondary Plan for the Ashbury campus and would allow for a compatible form of intensification on the site and within the neighbourhood. The impacts of the proposed development would be mitigated and implemented through Site Plan Control.
Section 2.5.1 – Compatibility and Community Design
Section 2.5.1 of the Plan establishes the design objectives and implementing principles to be applied when evaluating an application for intensification and infill development. The principle of greatest significance in the context of the proposal being considered for Ashbury College relates to ensuring that new development respects the character of the existing area. In this regard, the design principles speak to integrating new development to compliment and enliven the surroundings. The principle also speaks to allowing the built form to evolve through architectural style and innovation, and complimenting the massing patterns, rhythm, character and context. The mass of the building, rhythm, character and context are inspired by the built forms found on the Ashbury campus and respect the height and setbacks of buildings found in the neighbouring area.
Section 4.11 – Compatibility
When evaluating compatibility, the City will have regard for the policies of the site’s land use designation, Secondary Plans as well as the Design Objectives and Principles in Section 2.5.1. Policy 4.11.2 a) to l) set out specific criteria that may or may not apply and/or may be evaluated and weighted on the basis of site circumstances.
There
is no expected increase in traffic as a result of the applications. The new building will not facilitate an
increase in enrolment at the school. As
well, there are no additional parking spaces required.
Vehicular
access to the site will be reconfigured.
The access from Maple Lane will be removed thereby reducing queuing,
headlight glare and loss of privacy and
the two existing driveways at 204 and 212 Springfield Road will be
removed.
The building height will be consistent with the residential area. As the function of the building is a residence for 50 students and two staff, the mass of the building will be larger than the surrounding single detached dwellings. The mass and height of the building is however consistent with the female residence constructed at the northeastern area of the property and is consistent with other buildings on the College Campus.
Lastly, the design of the building creates an outdoor amenity area that respects the privacy of existing residences. The building is designed with wings extending along Maple Lane and Springfield Road, creating a common area in the rear of the building adequately shielded from the public to focus activity towards the campus.
Policy
5.2.2(1)(b)
The potential
effects from the new development on the neighbouring communities are expected
to be minimal with respect to the streetscape, traffic and compatibility. The potential effects have been analyzed
through the review of the Official Plan and Secondary Plan policies.
Policy 5.2.2 (1)(c)
There is no need to extend or upgrade municipal services for the proposed building, as they are currently available and adequately sized. As well, there are no proposed modifications to the existing transportation network as local roads provide access to the site. Public transit is also available in the area.
The proposed development does not conform to the Former Village of Rockcliffe Park Secondary Plan. An amendment to Schedule A: Plan of Land Use is required from “Residential” to “Special Uses”. The “Residential” designation permits detached single dwellings and accessory uses. The “Special Uses” designation permits schools and accessory uses. The application has been evaluated against Policy 2.4.5.1 General, Policy 2.4.5.2 Schools, Private and Public and 2.4.6 Non-residential Buildings and Structures.
2.4.5.1 -
General
Policy 2.4.5.1 outlines that “Special Uses” are defined as non-residential uses which are compatible with and serve to support the residential uses. Special Uses include the following: schools (public and private), municipal offices and works facilities, police stations, library, parks and open spaces.
The first requirement is that “Special Uses” are non-residential uses that are compatible with residential uses. The “Special Use” requested is a school, however the proposal is to construct an accessory use to the school. The proposal does not seek to introduce a new accessory use but rather relocate the male boarders within a new facility similar to the female residence. Accessory uses, such as the boarding of staff and students have long been established at Ashbury College. Since the foundation of the school in 1910, staff and students have been boarded on school property. As previously mentioned 43 males students currently reside on the campus. Therefore, the non-residential use of a school and accessory use have both been long established as compatible in the area.
The second requirement is that non-residential uses serve to support the residential uses. Local residents may receive a limited benefit from the construction of a new male residence. However, the policy speaks to non-residential uses supporting local residents. The proposed dormitory is an accessory use to the principle use of a school.
Ashbury College since its foundation has been an ever-present element of the Rockcliffe Park neighbourhood which has undoubtedly served residents from both Rockcliffe Park and the amalgamated City of Ottawa. This accessory use, as others before it, are intended to allow the school to adapt and remain competitive.
Policy 2.4.5.2 states that this Plan shall permit only two existing private schools, and the one existing public school, on the lands designated Special Uses. Uses accessory to these schools shall be permitted as well.
As the intent of the Policy is to both recognize the established schools and control the introduction of new schools into the area, it is crucial that the existing schools be able to expand and evolve in a manner that has regard with the policies of the Plan and meets the needs of the schools. The operation of the school will continue to serve both the local residents and larger community.
2.4.5.2 -
Schools, Private and Public
Policy 2.4.5.2 states that any future enlargements of or changes to the present public and private school facilities will be located, designed, and maintained in a manner consistent with the residential character of the surrounding area.
The location of the building implements many objectives of Ashbury College such as, focusing activities inwards towards the campus, the utilization of space, the preservation of the existing street canopy and an improvement to the design of the northeast intersection of Maple Lane and Springfield Road.
The location and design of the building help create a continuation of the campus setting with buildings located throughout the property and activities of the College focused inwards away from the street. The building itself will create a natural buffering between the residential areas and the school as there is no open space or amenity area designed between the building and the street. The design is in keeping with the residential character as most homes utilize private amenity space in the rear of their properties away from the street.
The location of the new building
will allow the existing athletic fields and courts and parking lot to remain in
their current locations, without the loss of such facilities. There is no proposal to increase the amount
of parking on the property as a result of the new building, and there is no
opportunity to introduce new playing fields onto the College property due to
limited space. The retention of the
existing playing fields and parking lot is consistent with the established land
use of the College.
The location and design of the
building will allow for a significant retention of existing mature trees and
space for the planting of additional species.
The proposed building is set back approximately seven metres from
Springfield Road and eight metres from Maple Lane. These setbacks are consistent with the dwellings on the west side
of Springfield Road and the home to be retained at 224 Springfield Road.
The proposed setback will allow for the creation of a uniform vista with adequate room for tree preservation in order to maintain the street tree canopy and additional landscaping between the building and the street. The landscaping plan submitted in support of the application identifies minimal tree removal with significant retention of existing trees and additional plantings. Therefore, as impacts to the existing street tree canopy are expected to be minimal, the retention of the existing trees is reflective of the residential character of the surrounding area.
The detailed design of the building
has been evaluated through an application made under the Ontario Heritage Act. Generally, the proposed design of the building
is a two storey (10.5 metre), roughly "C"-shaped, red brick
structure.
The
building will have two wings, one that will extend north along Springfield
Road, and the other that will extend east along Maple Lane, stopping at the
edge of the existing driveway to the east of the former pumphouse. Overall, the height, building materials, and
architectural details are reflective of the residential character of the homes
found in the area.
Lastly, as part of the proposed
development, a parkette feature is proposed at the northeast corner of Maple
Lane and Springfield Road. The parkette
would be modest consisting of benches for passive recreation. As well, a stone wall would separate the
parkette area from the residents of the dormitory. . The creation of an open space element is consistent with the
character of the area on the south side of Maple Lane and the area on the
southwest corner of the St. Brigid’s school site which is also landscaped.
The maintenance of the proposed
building and property would be consistent with the property standards of the
entire Ashbury Campus.
2.4.6 – Non-Residential Buildings
and Structures
Policy 2.4.6
states that non-residential buildings and structures, such as schools shall be
designed to present an appearance that is harmonious and aesthetically in
accordance with the character of the area.
As noted above, the design elements and materials proposed, coupled with
the location of the building creates a design that conforms to the policy. The policy does not require the replication
of existing buildings, as this would not be possible due to the variety of
housing styles and materials. The design
of the building is attempting to harmonize the interface between residential
and institutional land uses in a form that creates minimal impacts.
Conclusion
The Department is satisfied that the policies of the Official Plan and former Village of Rockcliffe Park Secondary Plan have been met regarding compatibility and urban design, schools, private and public and non-residential buildings. The application will allow for an appropriate form of development on the subject lands that maintains the tradition of the school and the character of the neighbourhood.
1. Introduction
All of this part of this document entitled Part B - The Amendment, consisting of the following text and map attached as Schedule “A”, constitutes Amendment No. XX to the City of Ottawa Official Plan.
2. Details
The following changes are hereby made to Schedule A: Plan of Land Use, of the former Village of Rockcliffe Park Secondary Plan in Volume 2-A of the City of Ottawa Official Plan:
a) Change in designation from “Residential” to “Special Uses” as shown on Schedule “A” of Amendment No. XX to the City of Ottawa Official Plan.
3. Implementation
The implementation of this Amendment to the Official Plan shall be in accordance with the respective policies of the City of Ottawa Official Plan.
Schedule “A”
of Amendment No. XX to the City of Ottawa Official Plan
PROPOSED ZONING BY-LAW
AMENDMENT DOCUMENT 3
The following change in zoning will be made to
all of the lands shown on Document 1.
1.
Change in Zoning on Schedule A to By-law Number 2000-8
from “Residential Zone RD5” to
“Residential Special Use Zone RS”.
CONSULTATION DETAILS DOCUMENT
4
Notice
of the applications were carried out in accordance with the City's Public
Notification and Consultation Policy. The Ward
Councillor is aware of this application and the staff recommendation. The City received 36 comments in opposition
to this application.
PUBLIC COMMENTS
Thirty-six letters were received in opposition to the applications from individual homeowners, the Rockcliffe Park Residents Association (RPRA) and the Lindenlea Residents Association (LRA). A summary of the issues brought forward is outlined below along with a staff response.
SUMMARY OF PUBLIC INPUT
1) Impacts to the neighbourhood streetscape and character.
Response:
The boarding of students at Ashbury is a long-standing tradition established since the College was founded in 1910, and has therefore been established as a compatible use in the neighbourhood. The location and design of the building responds to the design objectives and principles outlines in the Official Plan and Secondary Plan to achieve a design that respects the character of the area, preserves vegetation and respects the privacy of residents.
2) Removal and preservation of mature trees.
Concerns were raised with respect to the removal of mature vegetation along Maple Lane and Springfield Road.
3) Orientation of the building.
Concerns were raised with respect to the orientation of the building. An alternative footprint proposed was to flip the building to create an “L” shape with the two house master units designed to front Maple Lane and Springfield Road with an open space area between the building and the intersection.
Response:
The school and the architect considered this alternative design, however this design would create an open space area that would directly face the intersection of Maple Lane and Springfield Road. The intention of the design of the building is to focus student activity towards the interior of the campus, away from the residential neighbourhood.
4) Increased Traffic and Parking.
Concerns were raised that the proposed new building would increase traffic in the surrounding area.
Response:
The application is not expected to increase the amount of traffic coming to the school. The proposed residence will accommodate existing students living on campus to a maximum of 50 male boarders. There is no requirement for additional parking as a result of the application.
5) Expansion of the school population.
Concerns were raised that the construction of the residence would facilitate the expansion of the overall school population.
Response:
The new
residence would not facilitate an increase in student enrolment. As well, it is
not the intention of the College to allow for additional student enrolment. Their
maximum enrolment is 650 students, with 100 of those students being housed
on-site.
6) Student and adolescent behaviour.
Concerns were raised with respect to the potential behaviour of unsupervised students and current issues with neighbourhood adolescents.
Response:
The residence will contain two housemasters and two floor dons to monitor the behaviour of the students. Students have the ability to leave the residence, however they must sign out before leaving the campus. Staff cannot comment on the behaviour of neighbourhood children.
7) Use of the residence during the summer.
Concerns were raised with respect to the plans of Ashbury College to house participants in summer programs or activities in proposed residence.
Response:
Year round activities that are associated with the school would be permitted as well as accessory uses such as the boarding of guests or participants in summer programs.
8) The necessity of the planning applications.
The need for the above applications was questioned as Ashbury College currently has the appropriate zoning in place to construct a new residence or any accessory building on the abutting lands of Ashbury College.
Response:
The applications for an Official Plan and Zoning By-law amendment would be required regardless as the existing homes are currently used for accessory uses to the school. The applications are required to create a uniform Official Plan and Zoning designation across the Ashbury College campus.
COUNCILLOR’S COMMENTS
Councillor Legendre is aware of the application.
COMMUNITY ORGANIZATION
COMMENTS
Rockcliffe Park Residents Association (RPRA)
The RPRA Directors concluded that
a huge institutional building at the entrance to the Village is not
appropriate. The impact on the
streetscape could be lessened by changing the orientation of the building on
the lot and supported the position of the Heritage and Site Plan Committee’s
development Review Subcommittee to continue working with the school and
architect.
Response:
As mentioned above, the school
and the architect considered an alternative design of the building. It is the intent of the design of the
building to focus student activity towards the interior of the campus,
respecting the privacy of the residential neighbourhood and eliminating
potential impacts from events at the school.
Lindenlea Residents Association (LRA)
In summary the LRA is concerned that re-zoning the land parcels to allow a 50-person residence will result in an incompatible land use with the existing singe family home. Should the rezoning be successful they believe the site plan should be revisited to mitigate the impact the proposed residence will have on the streetscapes along Springfield Road and Maple Lane.
Response:
With respect to the use being compatible, the
boarding of students has been associated with the school since 1910. Student boarders from Ashbury have long been
integrated into the Village of Rockcliffe Park. Revisions to the site plan have been made from the initial
concept to allow for the maximum preservation of mature trees and a minimal
impact to the streetscape. As well,
architectural changes have been made to the building to create a design that is
compatible with the area.
PROPSOSED ELEVATIONS AND SITE PLAN DOCUMENT
5
View from
the northeast intersection of Maple Lane and Springfield Road.
View from Maple Lane.
Proposed Site Plan.