PLANNING RATIONALE FOR THE PROPOSED RIVERSIDE SOUTH ELEMENTARY SCHOOL 715 BRIAN GOOD AVENUE, OTTAWA, ON Conseil des écoles publiques de l'est de l'ontario (CEPEO) French Public School Board
TABLE OF CONTENTS 1.0 INTRODUCTION...3 2.0 SITE CONTEXT & EXISTING LAND USE...3 3.0 PLANNING CONTEXT 3.1 OFFICIAL PLAN...4 3.2 COMMUNITY PLAN...4 3.3 ZONING...6 3.4 DRAFT OF SUBDIVISION...6 4.0 PROPOSAL...7 5.0 PLANNING RATIONALE 5.1 CONFORMITY TO THE CITY OF OTTAWA OFFICIAL PLAN...8 5.2 GENERAL FINDINGS...8 5.3 OFFICIAL PLAN PART 4 FINDINGS...8 6.0 REQUIRED APPROVALS...11 7.0 CONCLUSION...11 2
1.0 Introduction This Planning Rationale has been prepared in support of a Site Plan Control application for lands located at 715 Brian Good Avenue in the City of Ottawa. The project is a proposed 2 storey elementary school to be constructed and operated by the French Public School Board, (Conseil des écoles publiques de l' Est de l'ontario CEPEO). The purpose of the Planning Rationale is to assess the appropriatenesss of the proposed application within the context of the approved zoning, the surrounding community, the City s regulatory and policy framework with respect to the proposed use of the lands. 2.0 Site Context The subject property is approximately 24,565 m² in size and is essentially rectangular in shape. It is currently vacant, undeveloped and relatively flat within a new residential neighbourhood. As shown in Figure 1, the site is a corner lot located on the North west corner of Brian Good Avenue and Summerhill Street in the Riverside South area of Ottawa. The property s frontage along Brian Good Avenue is 159.25m and along Summerhill Avenue it is 161.96m. Figure 1 Site Context. Red Border and Star identify Site 3
Existing Land uses abutting the subject property are as follows: East & South; The land is being developed as single family and duplex residential units. West; There will be a City of Ottawa community park for which the planning is complete, construction has not started. Further west of this the land is being developedd as single family and duplex residential units. North: there is a vacant strip of land abutting the north property line of the subject site that is part of a future Transit corridor. To the north of this strip is an OC Transpo Park and Ride station and across Earl Armstrong Road is a commercial development and more residential development. 3.0 Planning Context 3.1 Official Plan The subject property is designated as General Urban Area in accordance with Schedule B of the City of Ottawa Official Plan. According to policy 3.6.1.11 of the Official Plan the General Urban Area designation permits alll types and densities of housing, as well as employment, shopping, service, industrial, cultural, leisure, park and natural areas, entertainment and institutional uses. 3.2 Community Plan The subject property lies within the Riverside South Community Design Plan. This plan identifies this site in Neighbourhood two as a French Public School Board elementary School site of 2.43 hectares. Figure2 Community Design Plan Area 4
Figure2 Community Design Plan Showing Site as School Taken from Riverside South Community Design Plan Section 4.2.1. The School Built Form Guidelines from the Community Designn Plan are as follows: 1. Siting Criteria Building fronts should be oriented to the public street line Walkways should be used to connect entries to parking areas, bus loading area and to the public sidewalk. Parking areas are to be located at the rear orr sides of buildings, preferably in view from the street. Bus loading areas may be locatedd in the front or flankage side yard where necessary. Consideration should be given to bus lay by locations along the public street wheree possible. Buildings on cornerr sites should be located close to the corner to reinforce the street edge. 2. Elevations Elevations should be of high quality architectural design. Entries should be highly articulated. Elevations facing a parking area should have windows to allow casual surveillance. 5
3.3 Zoning According to the City of Ottawa Zoning By law 2008 250, the subject property is currently zoned I1 Minor Institutional Zone (Sec. 169 170) and a small portion is zoned I1a. Both zones permit a broad range of institutional uses including schools. The Site falls within Area C on Schedule 1 and the Provisions in Column III in the table below apply to this site. I Zoning Mechanisms II Areas A and B on Schedule 1 Provisions III Abutting a residential zone in Area C on Schedule 1 IV Other cases (a) Minimum Lot Width (m) 15 (b) Minimum Lot Area (m 2 ) 400 (c) Minimum Front Yard Setback (m) 3 7.5 6 (d) Minimum Rear Yard Setback (m) Abutting an R1, R2 7.5 or R3 Zone 7.5 Other cases 4.5 (e) Minimum Interior Side Yard Setback (m) 7.5 3 (f) Minimum Corner Side Yard Setback (m) 4.5 (g) Maximum Height (m) (i) Abutting an R1, R2 or R3 Zone 11 (ii) Other cases 15 3.4 Draft Plan of Subdivision The subject site is part of an approved Plan of Subdivision. No changes are required as part of this submission for Site Plan Control. 6
4.0 Proposal The Proposed elementary School is for Grades JK 6, will include a daycare centre. It meets all the Community Design Plan elements for a school and reinforces the general outcomes of the community design plan. Situated on a corner site, it has a 2,600m² footprint that occupies 10.6% of the site area. It is situated in the south east corner abutting the streets to reinforce the street edge. The L shaped building is 7.8m high with a 2 storey classroom wing in an east west orientation along the south property line. If a future addition is required it will be an extension of this wing in a westerly direction. The library, gymnasium, entry, office and daycare are in a north south alignment that align with Brian Good Avenue. The library is a 2 storey high volume with abundant glazing, adjacent to the entry. The sloping roofs of the library and entry will gather roof water and funnel it to a highly landscaped front lawn of the school. A bench/water catching element will boarder the landscaping and direct pedestrians and the eye from the street to the covered 2 storey high glazed entry. Form and colour will be used to create a playful façade that is fitting for an elementary school. The building is 18.87 m from the east property line and 15.8m from the south property line. 7.5m minimum setbacks are required from both property lines. The parking is in the north east quadrant of the relatively square site and is visible from the office, staff room and daycare. 24 spaces are required but 51 spaces are provided, including 2 barrier free spaces. It is landscaped along the street edge and down a centre median. The parking lot has been graded to direct stormwater to a bio swale. It will be used primarily by staff and as a drop off for the daycare located adjacent to it. The corner lot permits the bus lane to be separated from the general parking which improves site safety and will help eliminate traffic congestion at the drop off and pick up times. The bus lane is designed as a one way lay by contained entirely on the south edge of the property. Its location corresponds to the two exits from the 2 storey classroom wing. The 24,565m² site will include a small soccer pitch, grass and asphalt play areas, a small hill for winter sliding and a naturalized area with a trail on the northern boundary. The play area is fenced in and bicycle parking racks are provided at the two major entry points to this area. An access in the fence will be provided to allow free movement between the school yard and the future community park to the west. The fence will separate the play yard for safety purposes from the future Transit Corridor that abuts the north side of the lot and the current OC Transpo Park and Ride station. 7
5.0 Planning Rationale 5.1 Conformity to the City of Ottawa Official Plan The City of Ottawa Official Plan provides a complete set of policies and guidelines to evaluate development proposals such as the one that is subject to this report. This section of the report assesses how the proposed development conforms to section 4 of the City of Ottawa Official Plan policies and guidelines as downloaded from the City of Ottawa s web site. 5.2 General Findings The proposed elementary school meets the objectives of schools under Section 2.5 of the Official Plan. Objectives in Section 2.5.1 of the Official Plan and in particular those listed below are also met: To create places that are safe, accessible and are easy to get to and move through. To define quality public and private spaces through development To understand and respect natural processes and features in development design To maximize energy efficiency and promote sustainable design to reduce the resource consumption, energy use, and carbon footprint of the built environment. To ensure that new development respects the character of existing areas. To consider adaptability and diversity by creating places that can adapt and evolve easily over time and that are characterized by variety and choice. 5.3 Official Plan Part 4 Findings Policy 4.1. Site Specific Policies and Secondary Policy Plans The subject property is located within the Riverside South Community Design Plan as shown in this report. Policy 4.2 Adjacent to Land Use Designations The subject property is not adjacent to any significant land use feature identified in this policy Policy 4.3. Walking, Cycling, Transit, Roads and Parking Lots 4.3.3 This section requires that new developments within 600m of a transit station have a convenient and direct access between the proposed development and the transit station. A future transit station is planned to the immediate north of the site. A fence for safety will be placed between the transit corridor and the school yard. However, sidewalk connections between the two sites will be provided. 4.3.6 The City requires that parking for bicycles be provided in highly visible and lighted areas, sheltered from the weather wherever possible. Bicycle parking is provided at each entry point to the school yard. 4.3.7 This section requires that parking areas for motorized vehicles be screened from the street with low shrubs, trees, landscaped berms, decorative walls and fences. This proposal meets this requirement. 4.3.10 The City will ensure that sidewalks and crosswalks are made of smooth, well drained walking surfaces of contrasting materials or treatments to differentiate the pedestrian 8
areas from vehicle areas and provide marked pedestrian crosswalks at intersection sidewalks. In addition, sidewalks and open space areas will be easily accessible through such features as gradual grade transitions, depressed curbs at street corners and convenient access to extra wide parking spaces and ramps. These requirements are met by this proposal. 4.3.12 At main entrances to buildings the City will require safe, direct and attractive pedestrian access from public sidewalks. The four points within the official plan are met. Policy 4.4 Water and Wastewater Servicing The subject property is planned to be connected to municipal water and wastewater facilities prior to occupancy. The proposed services are understood to be adequate in order to accommodate the proposed development. Policy 4.5 Housing Not applicable to this Proposal Policy 4.6 Cultural Heritage Resources Not applicable to this Proposal Policy 4.7 Environmental Protection Not applicable to this Proposal Policy 4.8 Protection of Health and Safety The subject property is within the Ottawa Airport Vicinity Development Zone, but not within the Ottawa Airport Operating Influence Zone and Ottawa Airport Vicinity Development Zone. It is not anticipated that the location of the Airport will affect this development. The development is adjacent to a future Transit Corridor. A noise study will be submitted as part of the Site Plan Control Application. Policy 4.9 Energy Conservation Through Design The proposed development will encourage energy conservation through application of state of the art building practices and site design. Policy 4.10 Greenspace Requirements The proposal does not trigger a need for additional green space other than the landscaping requirements of the zoning bylaw. Section 4.11 Urban Design and Compatibility Urban Design: The compatibility criteria in Section 4.11 of the Official Plan provides a comprehensive means by which to assess the compatibility of development. Criteria used to evaluate compatibility includes: traffic, vehicular access, parking, height and massing, pattern of surrounding community, outdoor amenity area, loading, service and outdoor storage areas, lighting, noise and air quality, sunlight, microclimate and supporting neighbourhood services. Not all of these are applicable to each development. 9
Having carefully considered the above measures of compatibility against the proposed use it is evident that the school can be compatible with the surrounding uses and will become a centre piece of the community. Traffic: A Transportation Impact Study is not required as identified during the Preconsultation meeting. Vehicular Access: Vehicular access to the site will be from both Brian Good Avenue for general parking and its access aligns with Hawkeswood Street. A bus lay by access from Summerhill Street is proposed. The separation of these major vehicle types will minimize automobile congestion, improve traffic flows and contribute to a safer pedestrian environment. Parking: The parking area and Bus lay by are screened by landscaping and set back form the property lines and will be in full compliance with the zoning requirements. Bicycle Parking is provided in two locations on the site. Outdoor Amenity Area: The proposed development is not required to provide amenity space according Zoning By law 2008 250. Loading Areas, Service Areas and Outdoor Storage: A small loading area is proposed on the north side of the building. Garbage and recycling will be in partially buried containers adjacent to the drop off area in the parking lot. The configuration and proposed landscaping will screen the view of this loading area from the street. Lighting and Security: On site lighting will not spillover onto adjacent properties as per the lighting design plan. Noise and Air Quality: The proposed use is not anticipated will generate any significant noise, odours or other emissions. Sunlight: The proposed building has been sited away from existing development which will avoid any shadowing problems. A shadow analysis was not required from the Preconsultation meeting. Microclimate: No microclimate conditions have been identified. Supporting Neighbourhood Services: The proposed development is located within walking distance to a wide range of community services including a commercial development to the north of Earl Armstrong Road and the future transit station on the south side of Earl Armstrong Road. The proposal represents a use that will contribute to the service and amenity needs of this existing and developing neighbourhood. Design Objectives and Principles: The built form of the area is mixed, including 2 storey residences, Large format retail and strip mall and a fire station. Future development of the transit station is unknown. In our opinion the proposed form of elementary school is compatible with the pattern of the surrounding community and its intended use. Building Height and Massing: The school has been designed with the user in mind. The facades will have coloured sun shading devices and some coloured windows. At major entry points there are wall panels which are curved and punctuated with circular openings adding a whimsical element to the design. The library becomes a major design element on the front façade with views into a 21 st century library that will function more as a multi purpose space and is designed and located to be used for community functions. The roof over the library and entrance are inverted sloping roofs that will funnel rain water to a water feature that will irrigate the highly landscaped front lawn in front of the library. The main building height is 10
within the required zoning and the sloping roof and punctuated wall panels extend slightly above the main building heights, making the building only slightly taller that the new twostorey residences across the street. The building is sited to be prominent from the corner but set back sufficiently for it difference and use. Public Art: No public art is proposed for this development. 6.0 Required Approvals The following approvals are required for this proposed project: Site Plan Approval: The application for site plan approval is being submitted with this report. 7.0 Conclusion The proposed development conforms to the General Urban Area policies of the Official Plan which permits such a use. As well, the proposed site plan conforms to policy 4 of the Official Plan as discussed in section 5 of this report. The proposed development conforms to the applicable land use and design policies of East Urban Community: Community Design Plan as discussed in section 5 of this report. The proposed site plan can be accommodated in compliance with the proposed zoning Institutional ( I1) standards as discussed in section 3 of this report. 11