Report to/Rapport au :
Planning and Environment Committee
Comité de l'urbanisme et de
l'environnement
09 January 2008 / le 09 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
SUBJECT: |
SITE PLAN CONTROL - 204 Springfield
road and 362 mariposa avenue (FILE NO. D07-12-07-0216) |
|
|
OBJET : |
PLAN
D'IMPLANTATION - 204, chemin springfield et 362, avenue mariposa |
REPORT RECOMMENDATION
That Planning and Environment Committee
approve the Site Plan Control application for 204 Springfield Road and 362
Mariposa Avenue as set out in Document 2.
RECOMMANDATION DU RAPPORT
Que le Comité de l'urbanisme et de l'environnement
approuve la demande de réglementation du plan d'implantation pour le 204,
chemin Springfield et le 362, avenue Mariposa, comme il est établi dans le
document 2.
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.
The subject site contains two single detached dwellings
and the former Village pump house building that is no longer operational. The properties are owned by Ashbury College
and are currently used as a residence for staff and storage in the rear
yards. 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. The immediate area is predominately residential with a mix of
housing styles and lot sizes. St. Brigid’s Elementary School is located
opposite of the subject lands at the southwest intersection of Maple Lane and
Springfield Road.
Ashbury College proposes to construct a new two-storey (10.5-metre), 2192-square metre staff and student residence. Ashbury College currently has 43 male boarders on-site that would be relocated to the new building which would house up to 50 male students and two housemasters. The intent of Ashbury College is to house 50 male and 50 females students on-site. Female boarders are currently housed in the Heather Gillin Residence.
The existing homes and the former Village pump house 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.
As part of the development, the existing access from Maple Lane will be removed, existing mature trees will be retained and new landscaping and a parkette feature will be introduced at the northeast intersection of Maple Lane and Springfield Road.
Applications for an Official Plan and Zoning By-law amendment and an application under the Ontario Heritage Act have been submitted and being brought forward with this application to be considered by Planning and Environment Committee.
DISCUSSION
Subject to approval of the related Official Plan and
Zoning By-law amendment applications, the proposed staff and student residence
will conform to the provisions of the Residential Zone RD5. There are no requested modifications to the
standards of the Residential Zone RD5.
The proposed building will respect the zone standards with respect to
height, yard setbacks and parking requirements.
Approval of the site plan application is appropriate, as it will allow for the implementation of the Official Plan and Zoning By-law amendments which are 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.
Based on the above, the Department is satisfied that the application is consistent with the Official Plan and proposed amendment and recommends approval of the application subject to the conditions and plans outlined in Document 2.
CONSULTATION
Notice of this applicaton was 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 issues raised by those responding to the notification can be summarized as follows:
· Removal and preservation of mature trees
· Building orientation
· Increased traffic and parking
· Location of the Village Marker
· Proposed species for planting
Detail of the issues raised and staff’s response are set out in Document 9.
FINANCIAL
IMPLICATIONS
The application was not processed by the "On Time Decision Date" established for the processing of Site Plan Control applications due to the additional time required to resolve issues with the applicant and to allow for all of the related planning application to be schdeduled for the same Planning and Environment Committee meeting.
SUPPORTING DOCUMENTATION
Document 1 –
Location Map
Document 2
– Details of Site Plan Control Approval
Document 3 – Site
Plan
Document 4 –
Landscape Plan
Document 5
– Site Grading and Drainage Plan
Document 6 – Site
Services Plan
Document 7 – Site
Utilities Plan
Document 8 –
Sediment and Erosion Control Plan
Document 9 –
Public Consultation
DISPOSITION
Legal Services Branch to prepare the Site Plan Control agreement.
Planning, Transit and the Environment
Department 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, architect David S. McRobie, 66 Queen Street Suite 100,
Ottawa, ON K1P 5C6, OttawaScene.com, 174
Colonnade Road, Unit #33, Ottawa, ON
K2E 7J5, and
all interested parties of Planning and Environment Committee’s decision.
The Site Plan Control application for 204 Springfield Road and 362
Mariposa Avenue is approved as shown on the following plans in Documents 3
through 8 of the report and subject to the conditions set out herein.
1. “Site
Plan – Ashbury College Boys Residence – SD-03”, prepared by David S. McRobie
Architects Inc, dated June 2007, revised December 19, 2007.
2. “Landscape
Plan - Ashbury College Boys Residence – L.100”, prepared by
James B. Lennox & Associates Inc., dated June 2007, revised
December 6, 2007.
3. “Site Grading and Drainage Plan –
C1.1”, prepared by McIntosh Perry Consulting Engineers Ltd., dated July 23,
2007, revised December 20, 2007.
4. “Site Services Plan – C1.2”,
prepared by McIntosh Perry Consulting Engineers Ltd., dated July 23, 2007,
revised December 20, 2007.
5.
“Site
Utilities Plan – C1.3”, prepared by McIntosh Perry Consulting Engineers Ltd.,
dated July 23, 2007, revised December 20, 2007.
6. “Sediment and Erosion Control Plan –
C1.4”, prepared by McIntosh Perry Consulting Engineers Ltd., dated July 23,
2007, revised December 20, 2007.
Development
Agreement
Water Supply for Fire
Fighting
3. The Owner(s) shall provide adequate water supply for fire fighting for every building. Water supplies may be public water works system, automatic fire pumps, pressure tanks or gravity tanks.
Construction of Sidewalks
4. The Owner(s) shall be responsible to
design and construct a City asphalt sidewalk within the Springfield Road public
right-of-way from Maple Lane to the existing City sidewalk located at the City
curb on Springfield Road as may be determined by the Director, Planning
Branch. Such sidewalk(s) shall be
constructed to City Standards.
Reinstatement of City Property
5. The Owner(s) shall reinstate at its expense, to the satisfaction of the Director, Planning Branch, any property of the City, including, but not limited to, sidewalks and curbs, boulevards, that are damaged as a result of the subject development.
Construction Fencing
6. The Owner(s) shall be required to install construction fencing at its expense, in such a location as may be determined by the Director, Planning Branch.
Completion of Works
7. No building will be occupied on the lands, nor will the Owner(s) convey title to any building until all requirements with respect to completion of the Works as identified in this Agreement have been carried out and received Approval by the Director, Infrastructure Services, including the installation of municipal numbering provided in a permanent location visible during both day and night and the installation of any street name sign on relevant streets. Provided that notwithstanding the non-completion of the foregoing Works, conveyance and/or occupancy of a lot or structure may otherwise be permitted, if in the sole opinion of the Director, Planning Branch, the aforesaid Works are proceeding satisfactorily toward completion. The Owner shall obtain the consent of the Director, Planning Branch for such conveyance and/or occupancy in writing.
Corner Sight Triangle
1. The Owner(s) shall convey, at no cost to the City, within six months of signing this agreement, a 4.5m x 4.5m corner sight triangle. The owner shall provide a Reference Plan for registration. Such reference plan must be tied to the Horizontal Control Network in accordance with the municipal requirements and guidelines for referencing legal surveys and will be submitted to the City of Ottawa Surveyor for review prior to its deposit in the Registry Office.
Permanent Features
2. No permanent features will be permitted above and below-grade within the corner sight triangle.
Stormwater Management
3. Any future works on this
property, which will affect stormwater management will require an amendment to
this site plan.
Geotechnical Report
4. Prior to the issuance of
the building permit, the Owner agrees to submit a Geotechnical Investigation
Report for this site to the satisfaction of the Director, Planning Branch.
SITE GRADING AND DRAINAGE PLAN DOCUMENT
5
SITE SERVCIES PLAN DOCUMENT
6
SITE UTILITIES PLAN DOCUMENT
7
SEDIMENT AND EROSION CONTROL PLAN DOCUMENT
8
CONSULTATION DETAILS DOCUMENT
9
Notice
of this application was carried out in accordance with the City's Public
Notification and Consultation Policy. The Ward
Councillor is aware of the application.
The City did receive comments in
opposition.
PUBLIC COMMENTS
Thirty-six letters were received in opposition to the application from individual homeowners, the Rockcliffe Park Residents Association (RPRA) and the Lindenlea Residents Association (LRA). A summary of the issues relating to Site Plan Control are outlined below along with a staff response.
SUMMARY OF PUBLIC INPUT
1) Removal and preservation of mature trees.
Concerns were raised with respect to the removal of mature vegetation along Maple Lane and Springfield Road.
2) 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 the street and 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. Further, it is the intention of the design of the building to focuses student activity towards the interior of the campus, away from the residential neighbourhood.
3) Increased Traffic and Parking.
Concerns were raised that the proposed new building would increase traffic in the surrounding area.
Response:
The application would not result in an increase in traffic. The proposed residence will accommodate existing students living on campus. There is no requirement for additional parking as a result of the application.
COUNCILLOR’S COMMENTS
Councillor Legendre is aware of the application.
COMMUNITY ORGANIZATION
COMMENTS
Rockcliffe Park Residents Association (RPRA)
The RPRA provided comments with respect to the
application for Site Plan Control. The
letter addresses issues such as the buildings orientation, the parking lot
entrance, the location of the village marker, existing trees and the proposed
species for planting.
1.
Building
Orientation
Concerns were raised with respect to
the orientation of the building. An
alternative was proposed to locate the building in such a manner that the two
ends of the building would abut Springfield Road and Maple Lane.
Response:
As noted above, this
alternative design was considered by Ashbury College, however this design would
create a large front yard area that would directly face the intersection of
Maple Lane and Springfield Road. It is
the intention of the design of the building to focuses student activity towards
the interior of the campus, away from the residential neighbourhood, thereby
creating a back yard for the two residential units and boarders.
2.
Parking
Lot Entrance
Concerns were raised with respect to
the need for an additional entrance to the parking lot from Springfield Road.
Response:
The proposed new entrance from
Springfield Road has been removed.
3.
Village
Marker
Concerns were raised with respect to
relocating the existing Village marker within the new parkette feature.
Response:
As the City has requested the
exiting asphalt sidewalk on Springfield Road to be reconstructed to abut
Springfield Road, the marker will have to be relocated to an area that allows
for snow clearing and loading. The marker does not necessarily need to be
located within the new parkette feature.
The final discretion as to the location is with the City of Ottawa.
Concern was raised for the retention of a large
Sugar Maple just to the north of the existing home at 204 Springfield Road.
Response:
The location of the building has been revised
to preserve as much of the existing canopy abutting Springfield Road and Maple
Lane. The subject tree is shown to be removed however additional plantings in
the area should ensure a sustained tree canopy along both Springfield Road and
Maple Lane.
5.
Proposed
Species of Planting
Concerns were raised with respect to
the amount of exotic species to be planted as per the landscape plan. The former Village Council adopted a policy
of planting species native to the Ottawa Valley on public lands and encouraged
residents to do the same.
Response:
Staff forwarded the
concern to the landscape architect and one species was removed that was
considered exotic. The former Village
policy only applies to public lands and encourages residents to do the
same. As Ashbury College is a private
land holding, they are not required to exclusively plant species native to the
Ottawa Valley. Regardless, the
landscape architect is aware of the issue of introducing non-native species and
has proposed compatible and non-invasive plantings.
ADVISORY COMMITTEE COMMENTS
Comments from LACAC have been considered through the application submitted under the Ontario Heritage Act for the demolition of the existing buildings.