Former Cfb Rockcliffe Community Design Plan

FORMER CFB ROCKCLIFFE COMMUNITY DESIGN PLAN

August 14, 2015

PROJECT TEAM MEMBERS

Canada Lands Company PLAN ROCKCLIFF CFB FORMER

City of Ottawa MMM Group

Meloshe and Associates

Brook McIlroy E COMMUNITY DESIGN COMMUNITY E Janet Rosenberg Studio

Applied Ecological Services

Parsons

IBI Group

PLAN Momentum

DST

N. Barry Lyon Consultants

MMM Group and Meloshe & Associates • August 2015

TABLE OF CONTENTS

3.5 Built Form and Land Use ...... 29 ROCKCLIFF CFB FORMER 1 A NEW FUTURE FOR THE FORMER CFB ROCKLIFFE ...... 1 3.5.1 Surrounding Non-Residential Land Uses ...... 29 1.1 Introduction ...... 1 3.5.2 Surrounding Neighbourhoods ...... 33 1.2 Planning Area Boundaries ...... 2 3.6 Social and Economic Conditions ...... 34 1.3 Guiding Vision ...... 4 3.6.1 Community Facilities and Local Destinations ...... 34 1.4 Principles Shaping the Future of the Community ...... 4 3.7 History and Cultural Heritage ...... 34 3.8 Opportunities and Constraints ...... 39 2 PLANNING AND INTEGRATED EA PROCESS ...... 11 4 PLANNING AND POLICY CONTEXT ...... 48 2.1 Community Design Plan Overview ...... 11 2.2 Planning and Design Approach ...... 11 4.1 Provincial Policy Statement ...... 48 P DESIGN COMMUNITY E 2.3 Class Environmental Assessment Process ...... 12 4.2 City of Ottawa Official Plan ...... 49 2.4 Consultation Process ...... 13 4.3 Residential Land Strategy for Ottawa ...... 49 2.5 How This CDP will be Used ...... 14 4.4 City of Ottawa Comprehensive Zoning By-law ...... 52 4.5 Other Policy and Guideline Documents ...... 52 3 CFB ROCKCLIFFE TODAY ...... 16 5 STRUCTURE OF THE NEW COMMUNITY ...... 56 3.1 Topography, Views and Vistas ...... 16 3.2 Water Resources, Geology, and Soils ...... 18 5.1 Neighbourhood Structure ...... 56 3.3 Landscape and Ecology ...... 19 5.1.1 Hemlock ...... 58 3.3.1 Tree Preservation ...... 19 5.1.2 West of Codd’s ...... 58 LAN

3.3.2 Urban Natural Features ...... 20 5.1.3 Northwest ...... 58 3.4 Infrastructure ...... 22 5.1.4 Core ...... 58 3.4.1 Transportation ...... 22 5.1.5 East ...... 58 3.4.2 Municipal Infrastructure ...... 23 5.1.6 Forest ...... 58 3.4.3 Utilities ...... 24 5.1.7 East Employment ...... 59 5.1.8 Burma ...... 59

MMM Group and Meloshe & Associates • August 2015

5.2 Land Uses ...... 60 6.8 Mobility and Circulation ...... 106 5.3 Public Spaces ...... 62 6.9 Public Realm ...... 107 5.3.1 Natural Areas ...... 62 6.9.1 Commemoration Opportunities ...... 107 5.3.2 Public Art ...... 62 6.9.2 Parks, Squares and Open Spaces...... 109 5.4 Parks and Parkettes ...... 63 6.9.3 Street Furniture ...... 110 5.5 Height ...... 65 6.9.4 Landscaping ...... 110 5.6 Building Frontages and Active Street Frontages ...... 67 6.9.5 Lighting ...... 112 5.7 Population, Employment and Density ...... 69 6.10 Utilities & Infrastructure ...... 113 5.8 Affordable Housing ...... 71 6.11 Bird & Wildlife Friendly Design...... 113 5.9 Mobility and Circulation ...... 71 6.12 Low Impact Development ...... 114 5.9.1 Pedestrians and Cyclists ...... 71 6.13 Sustainable Design Guidelines ...... 114 5.9.2 Public Transit ...... 73 6.14 Forest Special Design Area ...... 116 5.9.3 Street Network ...... 75 7 MAKING IT HAPPEN ...... 119 5.9.4 Anticipated Traffic Impacts ...... 85 5.10 Infrastructure ...... 86 7.1 Secondary Plan, Zoning, and Subdivision ...... 119 5.10.1 Water Supply ...... 86 7.2 Development Applications (Draft Plan of Subdivision and 5.10.2 Wastewater ...... 88 Site Plan)...... 120 5.10.3 Stormwater Management ...... 91 7.3 Capital Projects, Financing and Priorities ...... 120 7.4 The Role of the Development Community ...... 120 6 DESIGN GUIDELINES & POLICIES ...... 95 7.5 National Capital Commission – Design Review ...... 121 6.1 Overview ...... 95 7.6 Changes to the CDP ...... 121 6.2 Land Uses ...... 96

6.2.1 Low-Rise and Low- to Mid-Rise Residential and Low- to Mid-Rise Mixed-Use ...... 96 GLOSSARY 6.2.2 Mid-Rise and High-Rise Mixed-Use ...... 97 6.2.3 East Employment Area ...... 97 6.2.4 School Sites ...... 97 6.2.5 Parks and Parkettes...... 97 6.3 Height, Bulk and Massing ...... 98 6.4 Setbacks ...... 99 6.5 Architectural Design and Built Form ...... 99 6.5.1 Low-Rise Residential Buildings ...... 100 6.5.2 Low- to Mid-Rise Residential and Mixed-Use, and Mid- Rise Mixed-Use Buildings ...... 101 6.5.3 High-Rise Mixed-Use Buildings ...... 102 6.5.4 Employment Buildings ...... 103 6.6 Parking ...... 104 6.7 Loading and Servicing ...... 105

LIST OF FIGURES LIST OF TABLES CFB FORMER

Figure 1.1: Site Location ...... 3 Table 1.1: Planning Principles ...... 5

Figure 3.1: Significant Views ...... 17 Table 3.1: Opportunities and Constraints ...... 40 ROCKCLIFFE COMMUNITY ROCKCLIFFE Figure 3.2: Bur Oak ...... 19 Figure 3.3: Montfort Hospital Woods ...... 21 Figure 3.4: City of Ottawa Urban Road Network ...... 25 Table 4.1: Transit Serivce Potential Based on Urban Density...... 51 Figure 3.5: Rapid Transit Network ...... 26 Figure 3.6: Primary Urban Cycling Network ...... 27 Figure 3.7: Multi-Use Pathway Network ...... 28 Table 5.1: Parks and Parkettes ...... 63 Figure 3.8: Existing Land Uses ...... 31 Table 5.2: Land Use Distribution and Density ...... 70 Figure 3.9: Existing Land Ownership ...... 32 Table 5.3: Road Cross Sections ...... 76

Figure 3.10: Social Amenities and Surrounding Neighbourhoods 36

Figure 3.11: Existing Building Footprints ...... 37 PLAN DESIGN Figure 3.12: Building Heights...... 38 Figure 3.13: Constraints and Opportunities ...... 46 LIST OF APPENDICES

Appendix A : Parks Master Plan

Figure 4.1: Existing Zoning ...... 54

Figure 5.1: The Neighbourhoods ...... 57 Figure 5.2: Land Uses ...... 61 Figure 5.3: Parks & Open Spaces ...... 64 Figure 5.4: Height Strategy ...... 66 Figure 5.5: Building Frontages and Active Street Frontages ...... 68 Figure 5.6: Mobility Plan ...... 72 Figure 5.7: Transit ...... 74 Figure 5.8: Road Sections by Type ...... 77 Figure 5.9: Major Collector Road ...... 79 Figure 5.10: Collector Road ...... 80 Figure 5.11: Hemlock Core Street ...... 81 Figure 5.12: Local Road ...... 83 Figure 5.13: Local Road with Swale ...... 84

Figure 5.14: Water Supply ...... 87 Figure 5.15: Wastewater ...... 90 Figure 5.16: Stormwater Management Strategy ...... 93

MMM Group and Meloshe & Associates • August 2015

1 | A NEW FUTURE FOR T H E

FORMER CFB ROCKCLIFFE

PLAN ROCKCLIFF CFB FORMER 1 A NEW FUTURE FOR THE opportunity exists today to one would see closer to the core.

FORMER CFB ROCKLIFFE reconnect this site back into the A variety of housing types will urban fabric of the city and create provide a range of choices for 1.1 INTRODUCTION a highly desirable mixed-use people with different housing community for approximately needs. A community core will The former Canadian Forces Base 9,800 residents. The long-term have the greatest mix of land uses (CFB) Rockcliffe is the largest development period to full build- to provide amenities to the new undeveloped piece of land within out is estimated to be 15-20 years. neighbourhoods, and it will also DESIGN COMMUNITY E the Ottawa Greenbelt. This 131 There is also the opportunity to have the most active and vibrant hectare redevelopment site is at provide space for a variety of streets in the community. an exceptional location on high employment uses providing ground which overlooks the approximately 2,600 permanent A modified grid of collector and Ottawa River. It is bounded on jobs. local roadways will meet the multiple sides by greenspace community's mobility needs and systems along the Rockcliffe and Due to the proximity to the create an outstanding public realm PLAN Aviation Parkways, the Montfort downtown, the new community will including spacious sidewalks, Woods and a treed escarpment. allow for more intensive multi-use pathways, and enhanced development than in the outer streetscaping. The base was decommissioned suburbs, yet at a lower scale than many years ago, and the

MMM Group and Meloshe & Associates • August 2015 1

A hierarchy of public park spaces This is the last vacant site of this provide opportunities to appreciate size located within the Greenbelt the drama of the Ottawa River and that is available for development. meet local recreational needs. This park system will be interconnected by a series of pathways that will be integrated with the stormwater management system.

1.2 PLANNING AREA BOUNDARIES

The Planning Area is a 131 hectare site located within the Greenbelt. It is approximately bordered by the Aviation Parkway to the west, the Sir George- Étienne Cartier Parkway to the north, the National Research Council (NRC) Campus to the east and Montreal Road to the south. The majority (125.5 ha) of the site is owned by Canada Lands Company. The remaining 5.3 hectares of the site are owned by the National Research Council. The site location is shown in Figure 1.1.

CFB FORMER ROCKCLIFFE COMMUNITY ROCKCLIFFE

TO BE REVISED AND

DESIGN PLAN DESIGN REPLACED

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1.3 GUIDING VISION former CFB Rockcliffe will Technical Advisory Committee demonstrate urban design and (TAC) reviewed and commented The Guiding Vision describes the landscape excellence, innovation on the principles. The design team aspirations of both Canada Lands in sustainability, cultural/social then used them to prepare the Company and the City of Ottawa dynamism, and a high quality of plan. for the future development of the life. It will be forward-looking in its site, with input from various development approach by Table 1.1 lists all of the principles stakeholders. It forms the basis integrating the site’s natural and summarizes how they have for principles, planning policies ecological functions into the been integrated into the plan: and guidelines that follow later in design. this document. 1.4 PRINCIPLES SHAPING The Guiding Vision for the site is THE FUTURE OF THE as follows: COMMUNITY

The redevelopment of the former To turn the ambitions described in Canadian Forces Base (CFB) the Guiding Vision into an Rockcliffe will be a contemporary implementable plan, a series of mixed-use community. It will be planning principles was developed walkable, cycling-supportive, based on the existing conditions of transit-oriented and built at a the site and Ottawa’s planning human scale. These principles will policy context. Through the be realized through improved various iterative design studies of connectivity to the surrounding the consulting team, extensive neighbourhoods, and by providing discussions early in the process access to open space for with different stakeholder groups everyone. The site will connect to and input from the public, Canada the history of the Algonquin Lands Company adopted nine people. It will celebrate its military planning principles. The Public heritage. Redevelopment of the Advisory Group (PAG) and

Table 1.1: Planning Principles CFB FORMER

Principle Strategy

Principle #1: Canada Lands The plan will provide a mix of uses to support a complete community that allows COMMUNITY ROCKCLIFFE Company will design the former people of all ages to live, work and play at the former CFB Rockcliffe. The CFB Rockcliffe Community to be a community will include mixed-use areas, residential areas, employment areas, a compact and complete mixed-use comprehensive open space system, and local schools. Employment uses will community accommodating its primarily be office-oriented to maintain compatibility with the planned and existing future population in a range of adjacent uses. The plan will include a limited amount of commercial and retail, to housing types. the extent that the community can support it. Commercial and retail in the new community will serve the general area (both within and outside the new

PLAN DESIGN community), but will not compete with established businesses along Montreal Road. Canada Lands Company will make targeted efforts to attract commercial and retail uses that may be lacking in the area (e.g., grocery supermarkets, restaurants, small specialty retail).

A range of housing will be provided, including single-family dwellings, row housing, walk-ups, lane-oriented housing and apartments, and will meet the Official Plan affordability targets. Aside from the prominent community entry points in the southeastern and southwestern corners, the plan will concentrate medium densities adjacent to the town square.

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Principle Strategy

Principle #2: The former CFB Canada Lands Company will seek to create as many road and pathway Rockcliffe Community will re- connections to the surrounding primary road network as are feasible. This will connect the site with the include new or enhanced connections to the Aviation Parkway and connections to surrounding city fabric, with the surrounding city streets on Hemlock, Codd’s and Burma Roads. Wherever appropriate land use transitions possible, Canada Lands Company, the City and the NCC will collaborate to create from adjacent land uses and open additional pathways that provide connections within the site, and to spaces. neighbourhoods surrounding the site, making efforts to connect these pathways to existing pathways outside the site. The plan will provide appropriate transitions throughout the site. Low-rise residential development will be in the south western portion of the site as a transition from the adjacent community. This will place compatible development at the southern edge of the site where adjacent low-density residential uses exist. Canada Lands Company will provide two employment precincts on the site. One employment precinct will be on the eastern boundary of the site in order to provide an appropriate transition from the National Research Council site. The second cluster will be a mixed-use area, providing a transition from the Aviation Parkway to the quieter residential communities in the interior of the site. The plan will also provide a central community core, located along the major transportation route, which will provide opportunities for additional small-scale employment and commercial uses.

CFB FORMER Principle Strategy

Principle #3: The community will To the extent practical, the plan is designed to place development in such a way enhance the existing natural that preserves significant tree stands. ROCKCLIFFE COMMUNITY ROCKCLIFFE environment. It will include an The plan will capitalize on the unique topographic characteristics of the site. This integrated greenspace strategy includes minimizing soil disruption through major cut and fill requirements and that protects key natural features maintaining existing drainage patterns around the site in order to maintain the flow where the open space is part of a patterns that supported (and will continue to support) growth of the native functioning ecological and natural vegetation. framework. The plan will create an interconnected network of public open space. This will

include active recreation areas, passive greenspace, protected natural areas, and DESIGN PLAN DESIGN a vibrant network of green corridors that contribute to the natural drainage strategy. The community design will provide visual and physical connections to the Montfort woodlot, and the placement of parks and open spaces will maintain and enhance

public access to significant views from the site.

Principle #4: The community will The plan will weave the community into the fabric of the city with a series of prioritize mobility for pedestrians, collector roads that will provide sidewalks, segregated cycling facilities, and cycling, and transit over private efficient transit service that will operate on a grid-based network of streets. vehicle use. The plan will have pedestrian scale neighbourhoods based on a five-minute walking distance, and a mix of accessible amenities, with particular emphasis given to short walking distances to local school sites and convenience retail. The community design will include multi-use pathway connections to the existing NCC pathway systems on the Sir George-Étienne Cartier and Aviation Parkways. It will also connect to the neighbourhoods to the east.

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Principle Strategy

Principle #5: The community will In addition to natural, passive open spaces, the community will include a number of be a vibrant hub of activity with active public spaces such as squares and parkettes. dynamic and attractive urban The City and Canada Lands Company will use the Design Guidelines and Policies spaces, in a set of aesthetically of the Community Design Plan to ensure the implementation of a high standard of pleasing and sustainable urban architectural, streetscape, and open space design. Furthermore, Canada Lands neighbourhoods. Company will use its own architectural guidelines to ensure any development partners achieve excellence in built form design. Notable community entry points will have aesthetic distinctiveness. Higher density buildings will be focussed at these locations to give the site a prominent presence in the surrounding community. Tall buildings will be in locations that are sensitive to view corridors to the Ottawa River, and at key gateway locations. Canada Lands Company will set sustainable development performance requirements for the implementation of built form and infrastructure on the site. Canada Lands Company will adopt a sustainability framework with priorities, objectives, indicators, targets, monitoring, and evaluation systems that best reflect the context of the site, the city, the region, and Canada Lands Company. Canada Lands Company will work with stakeholders to promote innovative practices for the management of stormwater on the site where feasible. Canada Lands Company will promote innovative practices for the energy design and will seek partnerships with the NRC and Montfort Hospital for this initiative. The CDP will include provisions for connections to a future national cultural institution on the NCC site to the north.

CFB FORMER Principle Strategy

Principle #6: The community will The Algonquins of Ontario will be an integral partner throughout the development reflect and respect the heritage of the new community. Through this partnership, the community will provide a ROCKCLIFFE COMMUNITY ROCKCLIFFE and legacy of the Algonquin meaningful connection to the history of the Algonquin people. peoples and will serve to connect An area will be set aside for Algonquin commemoration at the ridge at the northern cultures. boundary of the site that overlooks the Ottawa River. Subject to consultation with the Algonquins of Ontario, Canada Lands Company will use street naming, public art, and commemorative signage to celebrate the association of the site and the region with the Algonquin peoples.

DESIGN PLAN DESIGN Principle #7: The community will Canada Lands Company will use street and park naming, public art and commemorate the military heritage commemorative signage to celebrate the past military heritage of the site. of the site and the contributions made by people who served in the military to Canada.

Principle #8: The former CFB The former CFB Rockcliffe community will be designed to encourage movement Rockcliffe community will be and interaction at a human scale. Streets will be designed to promote active designed as an urban community, transportation. Buildings will not overwhelm the streetscape and will have densities at a human scale, that encourages that support this vision for the site. interaction within the site.

Principle #9: The former CFB The plan for the former CFB Rockcliffe will be flexible to respond to changing Rockcliffe community will be conditions. The plan will be adaptable to respond to development opportunities as resilient and flexible to be able to they arise. It will be resilient to ensure that changes in the economy do not halt adapt to changing conditions. development of the community. The plan will provide enough flexibility to ensure that a change in context does not result in a change in the ability of the community to adapt, while at the same time maintaining the commitment to the guiding principles described above.

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2 | P L A N N I N G & INTEGRATED EA PROCESS

ROCKCLIFF CFB FORMER 2 PLANNING AND Developing a CDP is a systems to be maintained on site INTEGRATED EA PROCESS collaborative process among were identified, opportunities and community members and the City constraints were highlighted, and 2.1 COMMUNITY DESIGN of Ottawa, focused on building surrounding neighbourhoods were PLAN OVERVIEW trust and partnership. studied. This information was consolidated to create an overall Community Design Plans (CDPs) 2.2 PLANNING AND DESIGN land use and open space strategy. are a tool for implementing the APPROACH Based on this strategy, the site P DESIGN COMMUNITY E principles and policies of the City was structured into different land of Ottawa Official Plan (OP) at the The overall planning and design uses and scales of development community level. Section 2.5.6 of strategy emerged out of the which will surround major parks, the Official Plan describes the Guiding Vision and Principles smaller parkettes and natural purpose and contents of CDPs. Shaping the Future of the areas to be preserved to create They provide critical direction Community (refer to Chapter 1) for the new community. The structure regarding density, desired land the project. of the new community is LAN use and built form, development of

The planning process was iterative presented in Chapter 5. the public realm, place-making, and involved a number of steps. mobility and servicing in a defined To establish a context for the As a Canadian Forces Base, CDP area. development of the plan, connectivity to the site was limited components of the natural in the past for security reasons. To

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remedy this, a transportation 2.3 CLASS ENVIRONMENTAL conditions, and identification of network was developed which will ASSESSMENT PROCESS the infrastructure problems include various road types, cycling requiring resolution. Municipal servicing and lanes and pedestrian pathways transportation plans are required . Phase 2: Development of (see Chapter 5). This to support a development of this planning alternatives, and transportation network will be size. As described in Chapter 3, evaluation and selection of linked to the existing City the existing infrastructure on the recommended planning transportation network and will site is degraded has reached the alternatives (i.e., nature of road increase the connectivity of the end of its useful life and will not and infrastructure upgrades). site to the surrounding city. meet the needs of a new . Phase 3: Selection of preferred design alternative and To guide the development of the community. refinement of the designs (road site, a series of policies and New infrastructure requires routing, cross-sections, buried guidelines were established for: approval under the Ontario and drainage infrastructure land uses; height, bulk and Environmental Assessment Act locations). massing; setbacks; architectural through the Municipal Class design and built form; parking; . Phase 4: Refinement of Environmental Assessment. The loading and servicing; mobility and preferred design based on planning process for the former circulation; the public realm; and stakeholder feedback and plan CFB Rockcliffe addressed this infrastructure. These policies and finalization, and completion of requirement concurrently with the guidelines are presented in a Class EA report that Community Design Plan process. Chapter 6. accompanies this CDP. The four phases of the Municipal Finally, an implementation Canada Lands Company will Class EA were completed, which strategy was created to guide the prepare and submit an included a stakeholder development process and is Environmental Study Report consultation event for every presented in Chapter 7. This (ESR) in accordance with the phase. A description of the four strategy outlines the process for Municipal Class EA parent phases is provided below: implementing the plan and document. delegates the roles of those . Phase 1: Background research responsible for making it happen. and inventory of existing

ROCKCLIFF CFB FORMER 2.4 CONSULTATION The Technical Advisory Research Council, the four PROCESS Committee (TAC) included Ottawa-area school boards, and members from various the Canada Aviation and Space The study process benefited from departments at the City of Ottawa Museum. early and regular engagement with (including representation from various stakeholders. transportation, planning, The 2010 Algonquins of Ontario – Canada Lands Company The process involved three Public emergency services, OC Transpo,

Participation Agreement provides P DESIGN COMMUNITY E Open Houses (POHs) to present Housing, Economic Development, a framework for an ongoing progress on the project, seek input etc.), representatives from the relationship and the realization of on alternatives, and seek input on National Capital Commission, mutual benefits as the former CFB drafts of the plan. The POHs were representatives from the Rideau Rockcliffe site is developed. This held on November 26, 2012, May Valley Conservation Authority, and agreement laid out a framework 25, 2013 and February 18, 2014. from the National Research Council. This group provided for consultations with the

Canada Lands Company advice on how various design Algonquins of Ontario during the LAN development of the site, including established a Public Advisory iterations needed to be refined to Group (PAG), which included meet City or other agencies’ during the CDP process. representatives from surrounding policies. In some instances, small All information about the Community Associations, working groups met to follow up stakeholder engagement Greenspace Alliance, the Quartier and resolve specific technical component of this project is Vanier Business Improvement issues. detailed in the Former CFB Association, and the Rockcliffe Rockcliffe CDP Public Yacht Club. This group met In addition to the formally- Consultation Report. regularly during the process to established PAG and TAC, the provide input and advise Canada project team held numerous Lands Company on ways to meetings to coordinate with the improve the draft consultation surrounding communities, land- materials for presentation to the owners, approval authorities, and broader public. interest groups, including, but not limited to Transport Canada, the Montfort Hospital, National

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2.5 HOW THIS CDP WILL BE Canada Lands Company will use and the City’s Urban Design USED the CDP to commission more Guidelines, and should be read detailed development plans for alongside these policies when This CDP will be adopted by City portions of the site such as plans evaluating development Council as the roadmap for future of subdivision. Canada Lands applications. The CDP’s design development of the site. Some Company will ensure that the policies will take precedence over elements of the CDP will be development meets the design these guidelines in the case of any entrenched in a Secondary Plan intent for the site by creating inconsistencies. The City’s general and a Zoning By-law amendment. agreements with development design guidelines apply to any This is identified in more detail in partners based on the guidelines design matter not addressed Chapter 7 which deals with and policies of this CDP. otherwise in the CDP. implementation. City councillors and staff will use Unless specifically noted the CDP to evaluate capital otherwise, the plans in this projects and development document are demonstration applications and to ensure that plans. They illustrate one way the new developments reflect the former CFB Rockcliffe could recommendations, vision, and develop in accordance with the principles of the CDP. policies and guidelines of the CDP within the CDP boundary. The Residents, businesses and Secondary Plan and the Zoning community associations will refer By-law will contain the rules that to the CDP to ensure that the all future development applications principles and priorities identified must follow. In the event of during the CDP process are proposed deviations from the respected as the community concepts/direction of the CDP, evolves. Chapter 7 discusses how this will be handled during the approval The CDP complements process. overarching City policies, including the City of Ottawa Official Plan

ROCKCLIFF CFB FORMER

E COMMUNITY DESIGN P DESIGN COMMUNITY E LAN

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3 | CFB ROCKCLIFFE TOD AY ROCKCLIFF CFB FORMER 3 CFB ROCKCLIFFE slopes down to the north, TODAY providing beautiful views of the Ottawa River from some A full review of the existing unobstructed vantage points. The conditions of the former CFB slopes are gradual as the site is Rockcliffe CDP planning area and terraced. surrounding areas is provided in the Existing Conditions Report. A Views to the River are interrupted E COMMUNITY DESIGN COMMUNITY brief summary of the key aspects with existing significant tree of this report that are relevant to stands, which are a visual attribute the CDP is provided here. themselves. Significant views are illustrated in Figure 3.1 3.1 TOPOGRAPHY, VIEWS AND VISTAS

PLAN The site benefits significantly from

its location near the Ottawa River.

The site elevation ranges from approximately 70-100 metres above sea level, and generally

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PLAN ROCKCLIFF CFB FORMER

AIRBASE WOODS E COMMUNITY DESIGN P DESIGN COMMUNITY E LAN LAN

Figure 3.1: Significant Views

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Both the Aviation and the Sir section of the creek running and over-sized channel George-Étienne Cartier Parkways through 550 metres of dimensions. The most upstream border the site. These Parkways underground storm piping. It is reach appears to be the most are owned by the National Capital geomorphically stable, with most destabilized, which is likely Commission (NCC) and are reaches lacking obvious signs of attributable to the culvert under landscaped with greenspace and ongoing erosion. However, the Sir George-Étienne Cartier trees. specific sites show signs of Parkway. Water is held back by instability, particularly the area the recreational path at the outlet 3.2 WATER RESOURCES, immediately downstream of the point to the Ottawa River and GEOLOGY, AND SOILS culvert north of the Aviation ponds, causing it to slowly The topography of the site forms Parkway, where flow from the permeate through the ground at two catchment areas, one where culvert has eroded the this location. There is no direct water flows approximately downstream channel. This will connection to the Ottawa River. northwest into the Ottawa River need to be addressed through the Groundwater on site flows from and the other where water flows improvements to stormwater north to northwest, approximately northeast into the Ottawa River. drainage. following the local topography, and This is shown in Figure 3.13. The eastern creek has straight descends towards the Ottawa There are two creeks that have sub-reaches at the upstream and River. Infiltration rates for headwaters near or within the downstream ends, but generally it overburden across the property former CFB Rockcliffe site, and meanders, including a very tight are generally low, especially in the both outlet to the Ottawa River. meander bend near the silty clay overburden material. The eastern creek starts just north downstream end. The hydraulics This is particularly useful where it of the site and slightly east of of the channel are slightly unusual occurs immediately north of the Burma Road. The western creek because flow appears to infiltrate site, as the low hydraulic starts at the northern site into the ground at several conductivity combined with the low boundary, just east of the north- locations, including the channel permeability barrier makes this a bound on-ramp to the Aviation terminus. Several sub-reaches in suitable location for stormwater Parkway. The western creek is the eastern creek show signs of management features such as generally straight, with the final channel instability, including ponds. exposed roots on channel banks

PLAN ROCKCLIFF CFB FORMER Overall, the soil and geological stability including seismic conditions on site will not loading conditions; and constrain development, however, . Site remediation will be they may impact decisions on the required to remove former construction methodology used in building foundations (where certain portions of the site. necessary) as well as Conditions which could impact potentially contaminated soils. construction decisions include: P DESIGN COMMUNITY E 3.3 LANDSCAPE AND . The presence of shallow ECOLOGY bedrock over at least 18% of Canada Lands Company has the site could add to the cost of commissioned a report by arborist new infrastructure and Dan Baker to accompany this underground parking; CDP. The document is titled CFB

. Deep clay soils are found in the LAN Rockcliffe Vegetation Survey. southern and western portions Figure 3.2: Bur Oak of the site. These may not When the former CFB Rockcliffe present a problem for low-rise site was previously developed, the 3.3.1 Tree Preservation commercial or institutional construction philosophy of the day To the extent possible, this plan development, but will have an prevailed, and the majority of the was developed with the overall impact on the type of site was graded to level the land intention of protecting significant foundation required for high- for its function as a military base. trees and tree groupings. The rise buildings. Flattening of the Since that time, vegetation and criteria used to identify clay slope is required on the tree regeneration has produced a significance included: western portion of the site in mixture of deciduous and order to provide adequate coniferous trees, including a large . Tree groupings with a low Ash engineering conditions for Bur Oak, shown below, estimated species component due to the construction. This will need to to be over 200 years old. presence of the Emerald Ash be verified through an Borer. assessment of the slope

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. Tree groupings in Good to Fair the site’s open natural green Significant trees that fall within condition with some natural spaces. development blocks will be regeneration of native species . Trees in good condition located managed in accordance with the in the understory. in areas to be designated as City of Ottawa’s Tree Preservation . Tree groupings that function to non-recreationally focused By-law. stabilize and provide aesthetic parkland. 3.3.2 Urban Natural Features benefit to steep slopes. . Tree groupings that are . Trees with a high landscape adjacent to surface water In addition to vegetation on site, a value that are in good condition features. number of moderate-to-high-value Urban Natural Features (UNF), and possess a diameter at . Rare species and plant identified by the City of Ottawa in breast height (DBH) of 40cm or communities, including all the Urban Natural Areas greater with a predominant Butternut trees (Juglans Environmental Evaluation Study focus on hardwood trees for cinerea) to be retained as (2005) and Greenspace Master their immense overall retention required by the Ministry of Plan for their natural features, value. Natural Resources, due to their surround the site as shown in . Trees located along edges of status as an endangered native Figures 3.1 and 3.13. These property lines that function in tree species in Ontario. include: continuation with forest The final selections resulting from patches in adjacent . The Airbase Woods, which this criteria review are shown in communities and protected received a high evaluation Figure 3.13. The Tree Inventory forests around the site, most rating for the level of and Arborist Report, CFB notably the NRC and Montfort biodiversity and native plant Rockcliffe Vegetation Survey Hospital Woods. species present on site. The prepared by Dan Baker, describes . Larger groupings of specimen City has identified the Airbase the methodology, evaluation, and trees located in areas adjacent Woods as an Environmentally selection process in detail. to forest groupings where Significant Area (ESA); Wherever possible, outstanding grades will already be tree specimens and groupings are . The NRC Woods North, which maintained and buffer areas located within lands designated as also received a high evaluation will incorporate the trees into parks and open spaces. rating for the level of

PLAN ROCKCLIFF CFB FORMER biodiversity and native plant identified, appropriate mitigation species present on site; measures to avoid impacts to

. The Montfort Hospital Woods, these species will be developed. shown in Figure 3.3, which In 2004, the City of Ottawa Zoning received a moderate evaluation By-law was amended to rezone for the level of biodiversity the Montfort Hospital Woods from present on site; and

Community and Leisure Zone and P DESIGN COMMUNITY E . The Assaly Woods, which Major Institutional Zone to

received a low evaluation Environmental Protection Zone rating. (EP). In addition, the NCC is planning to update the Plan for The most valuable vegetated Canada’s Capital (PFCC) and the areas from an ecological standpoint are the Montfort amendment will designate the

Hospital Woods, NRC Woods Montfort Hospital Woods as a LAN North, and the Airbase Woods. “Natural Heritage Area”. This is the most protective designation in Canada Lands Company will the PFCC. Figure 3.3: Montfort Hospital Woods prepare an Environmental Impact Statement prior to development, which will include all of these natural areas, to identify/confirm environmental impacts and develop an appropriate mitigation strategy. Canada Lands Company will also complete Species at Risk surveys prior to development to determine the presence of any Species at Risk (SAR) and/or their critical habitat. Should SAR be observed or suitable habitat be

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3.4 INFRASTRUCTURE Hemlock Road and a collector hour, the Ogilvie Road/Aviation north of Hemlock Road; Parkway intersection which is The following is a brief synopsis of . operating at a LoS ‘E’ and ‘F’ the site’s existing infrastructure Montreal Road, which is an during the weekday morning and conditions. arterial road; afternoon peak hours, . Hemlock Road, which is an respectively, and the Beechwood 3.4.1 Transportation arterial road west of St. Laurent Avenue/Vanier Parkway Boulevard and a collector road 3.4.1.1 Roads intersection which is operating at a east of St. Laurent Boulevard; LoS ‘F’ and LoS ‘E’ during the When the site was operating as a . Blair Road, which is a major weekday morning and afternoon military base, there were three collector road north of Montreal peak hours, respectively. access points via Codd’s Road to Road, and an arterial road the south, Hemlock Road to the south of Montreal Road; 3.4.1.2 Transit west, and Douglas Street to the . Aviation Parkway, which is a Although transit does not currently east. The road configuration within Federally-owned parkway; the site was an irregular grid, with run through the site, a number of . Sir George-Étienne Cartier many loops and meandering bus routes have stops within an Parkway, which is a Federally- segments. When the base was approximate 10 minute walk from owned parkway; and, closed, the existing road network the site. Bus routes that currently . and access points to the site were Codd’s Road / Carson’s Road, run along Montreal Road, St. closed to general traffic since the which is a collector road from Laurent Boulevard, Blair Road, road conditions on the site had Hemlock Road to Den Haag Hemlock Road, and the Aviation fallen to a state of disrepair, and Drive. Parkway include the 5, 7, 12, and were not safe. 129. In addition, the Levels of service (LoS) for Transportation Master Plan The higher-order road network intersections surrounding the site identifies Montreal Road as a surrounding the site is shown on are currently operating well, with future location for Transit Priority. Figure 3.4 and includes: the exception of the Montreal The planned rapid transit network Road/St. Laurent Boulevard in the vicinity of the site is shown . St. Laurent Boulevard, which is intersection which is operating at a in Figure 3.5. an arterial road south of LoS ‘E’ during the afternoon peak

ROCKCLIFF CFB FORMER 3.4.1.3 Cycling Beacon Hill are similar, with auto sewer system has reached the modal shares of 60%. Of the end of its useful life, and There are currently no cycling or people who are not driving an redevelopment of the site will pedestrian trails on the site. The automobile, 10% of the total trips include the construction of a new Ottawa Cycling Plan identifies that (all modes) are auto passengers, separated sewer system. The new a future cycling route will enter the 25% use transit, and 50% use sanitary sewers will be designed site on the east side, and run non-auto modes (e.g., pedestrians with sufficient capacity to collect through the site to connect to the and cyclists). wastewater from the site, as well P DESIGN COMMUNITY E Beechwood / Hemlock corridor. as from several external areas, Existing cycling routes around the 3.4.2 Municipal Infrastructure including the Montfort Hospital and site are shown in Figure 3.6. The existing water supply Thorncliffe Park. Multi-use pathways surround the infrastructure on the site is in poor In addition to the existing site, with pathways located along condition and it does not have combined sewer systems on the the Aviation Parkway and the Sir sufficient capacity to support

site, there are two dedicated storm LAN George-Étienne Cartier Parkway. redevelopment. It will be replaced sewer systems: one collects In addition, gravel pathways are entirely at the time of surface runoff from the central located at the Ottawa River edge. development, in coordination with portion of the property (near Via These pathways are displayed in the construction of the new road Venus and Codd’s Road) and the Figure 3.7. network. second carries runoff from the 3.4.1.4 Existing Modal Split There are two combined sewer Thorncliffe Park residential systems on the site, installed to development (immediately south Since the site is vacant, it is handle both the wastewater and of the site). Both systems necessary to look at surrounding most of the stormwater runoff eventually discharge into the neighbourhoods to get a sense of generated on the site. Both Ottawa River through a series of the modal share between systems discharge wastewater culverts, roadside ditches, and/or automobile use, transit, cycling and surface runoff to a trunk natural watercourses.Wastewater and pedestrian activity. sewer east of the property, which flows are also delivered to the The modal share for the feeds to the R.O. Pickard central R.O. Pickard central treatment communities of Ottawa East and treatment plant. The combined plant by the Interceptor Outfall Sewer (IOS), which is a large

MMM Group and Meloshe & Associates • August 2015 23

trunk sewer that flows through the middle of the Rockcliffe site in a west to east direction. This major collector sewer is 2.4 metres in diameter and was constructed approximately 45 metres below the existing ground surface. The location of the IOS is shown in Figure 5.15.

3.4.3 Utilities

Utilities extending to the site, including gas, hydro, and communication lines, have been downsized over the years as people have moved off the site and the need for services has decreased. Existing utilities will not be practical for re-use in the development plan, and the redevelopment of the site will require installation of new utility services which will be located mostly underground.

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Figure 3.4: City of Ottawa Urban Road Network

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Figure 3.5: Planned Rapid Transit Network

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Figure 3.6: Primary Urban Cycling Network

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Figure 3.7: Multi-Use Pathway Network

ROCKCLIFF CFB FORMER 3.5 BUILT FORM AND LAND Employment Area. The intent of located southwest of the Rockcliffe USE this designation is to ensure that property, at the northeast 3.5.1 Surrounding Non- federal lands are used efficiently intersection of the Aviation Residential Land Uses and and are better integrated with Parkway and Montreal Road. It surrounding areas over time. was established in 1953 and is an Ownership academic hospital, conducting Land uses and ownership The NRC has asked that Canada research and providing training to immediately surrounding the site Lands Company and the City of health care professionals through P DESIGN COMMUNITY E are shown in Figures 3.8 and 3.9 Ottawa consider the compatibility its partnership with the University and are described below. of any future land uses of Ottawa. Buildings at the immediately adjacent to the NRC Montfort Hospital site range up to 3.5.1.1 National Research campus. Sensitive land uses such approximately twelve storeys and Council Campus as residential may not be typically have large floor plates. Adjacent to the east side of the compatible in this location due to 3.5.1.3 NCC Future Cultural site, the National Research occasional noise from heavy LAN equipment that is associated with Institution Lands Council (NRC) occupies two the operations of some of the parcels of land with frontage on A triangular parcel of land is laboratories on the NRC campus. Montreal Road. These parcels located on the northwest border of total approximately 380 acres (154 Current traffic patterns do not the Canada Lands Company ha) and extend south from the Sir permit access to the Rockcliffe property. This land is owned by George-Étienne Cartier Parkway, site through the NRC campus from the NCC and currently functions across Montreal Road, to Ogilvie Blair Road; however the possibility as passive greenspace, but is Road. The low-rise campus to allow future access for transit, being reserved for a future buildings include primarily office cyclists and pedestrians to the National Cultural Institution. The and laboratory space, with large Rockcliffe site through the NRC NCC Capital Urban Lands Plan floor plates of 600 – 3,000 sq. m. campus exists. designates this parcel as a Cultural Institution & Facility, the The NCC Capital Urban Lands 3.5.1.2 Montfort Hospital intent of which is to promote Plan (2015) designates these Canadian values, art, history and The Montfort Hospital site is lands as a Major Federal achievements through the setting approximately 8 acres and is

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and the architecture of National Federal Airport Zoning the Montfort Hospital, and Cultural Institutions. Locations Regulations have been approved zoning to the south of along Capital parkways and promulgated under the this CDP. Once approved, this pathways have been prioritized for Aeronautics Act, which governs CDP, its related zoning, and all National Cultural Institutions. This aviation matters in Canada. other City of Ottawa approvals designation also encourages Transport Canada Advisory intended to implement the CDP excellence in urban design, a Circular AC 300-009, which was will take precedence with respect range of major and national events revised prior to adoption of this to any new airport regulations and at these sites, enhanced CDP in November 2014, relates to operations. Neither the Canada wayfinding and visitor orientation, both the activities of aerodromes Science and Technology Museum and sustainable and active and jurisdictional matters that may Corporation, the Canada Aviation transportation as a means of apply to surrounding lands. There and Space Museum, the Rockcliffe access to these sites. are no regulations currently Flying Club, nor Transport Canada governing the Rockcliffe Airport would be able to impose height 3.5.1.4 Rockcliffe Airport and that restrict or affect activities or restrictions contrary to the Canada Aviation and Space development (including noise or approved CDP for the former CFB Museum building height, orientation, or Rockcliffe. The Ottawa Rockcliffe Airport and materials) beyond the property Canada Lands Company and the the Canada Aviation and Space lines of the Canada Aviation and City of Ottawa will collaborate with Museum are located north of the Space Museum. the Canada Science and Aviation Parkway and the Sir Specifically, no existing Transport Technology Museum Corporation, George-Étienne Cartier Parkway Canada regulations prevent or the Canada Aviation and Space junction. The collection on the restrict the building height regime Museum, and the National Capital Museum site includes over 130 or development plan proposed in Commission (NCC) to design the aircrafts, housed within two main this CDP. Any new regulations for northern stormwater pond on NCC buildings. The owner and operator the Rockcliffe Airport would have lands so that conflicts with airport of the Rockcliffe Airport is the to respect both built and approved operations involving large Canada Science and Technology development as surrounding waterfowl (e.g. geese and cranes) Museum Corporation. existing conditions, as is the case can be minimized. for the existing high-rise buildings,

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Figure 3.8:.8: ExistingExisting LandLand UsesUses

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Figure 3.9: Existing Land Ownership

ROCKCLIFF CFB FORMER 3.5.2 Surrounding Rockcliffe site, between Codd’s townhouses, semi-detached Neighbourhoods Road and Lang’s Road. One main housing, duplexes, and walk-up road loop (Fairhaven Way) apartments. The Ottawa Neighbourhood Study provides access to the majority of defines the broader CFB the lots in this community. To the South of Montreal Road on either Rockcliffe community west of Codd’s Road, single- side of Bathgate Drive, there are approximately bounded by the detached family units on lots taller buildings which contain a 16 Ottawa River to the north, ranging from approximately a third storey apartment and a 24 storey P DESIGN COMMUNITY E Montreal Road to the south, Blair of an acre to just over half an acre apartment. Road to the east, and St. Laurent are prevalent. This area is Boulevard to the west. According Manor Park is a community characterized by heavily wooded to the study, a total of 5,391 located northwest of the Rockcliffe and treed lots – to a much higher residents lived in this area at the site. It is bounded by the Aviation degree than typically found in time of the 2006 census. The Parkway, the Sir George-Étienne residential development in urban surrounding neighbourhoods and Cartier Parkway, Hemlock Road, settings. These lots are privately LAN community facilities are shown in and McKay Lake. Housing in

serviced, which is also unusual for Figure 3.10. The footprints and Manor Park is quite dense, residential development in such an heights of the buildings in the particularly at the east end of the urban setting. surrounding neighbourhoods are neighbourhood along London shown in Figures 3.11 and 3.12. The housing fronting on Codd’s Terrace, where there are mid-rise Road includes single units, semi- apartment buildings and three- The Fairhaven, Foxview and detached units, townhouses and and four-storey condominium Thorncliffe Village neighbourhoods low- and mid-rise apartment buildings. Moving west, housing abut the former base on the buildings (eight storeys). density transitions into lower southern boundary of the site. density forms, moving almost Manor Park is located to the west East of Codd’s Road in the exclusively to single-detached and Rothwell Heights is located to Foxview community the lot sizes units at the west end of Manor the east. are smaller, ranging from Park. approximately 10,000 sq. ft. to The Fairhaven Community is 30,000 sq. ft. Thorncliffe Village is Rothwell Heights is a community located south of the former CFB further east, and it contains located within Beacon Hill, a

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neighbourhood situated to the east 3.6.1 Community Facilities and two kilometres) from the of the site and east of Blair Road. Local Destinations population weighted centre of The street network in this the site. There are a number of community neighbourhood is a “loops and facilities and amenities near the . There is little City parkland in lollipops” pattern typical of Rockcliffe site, as shown in Figure this neighbourhood which suburban areas, with meandering 2 3.10. There are multiple totals approximately two km , streets and dead ends. Lot sizes 2 elementary, secondary, and high or 0.15 km per thousand are generally in the range of a schools, as well as La Cité residents (which is below the third of an acre to half an acre, but Collégiale – Ontario’s largest City average). some larger properties, up to two French-language college. . While there is below average acres, do exist. Housing in this Recreational facilities in greenspace in Beacon Hill, neighbourhood consists almost neighbourhoods surrounding the there is above average exclusively of single-detached Rockcliffe site include community greenspace in Rockcliffe- units, typically one to two storeys, gardens, outdoor pools, wading Manor Park. with the exception of five pools, outdoor rinks, basketball apartment units. 3.7 HISTORY AND courts, and ball diamonds. CULTURAL HERITAGE 3.6 SOCIAL AND ECONOMIC CONDITIONS The Ottawa Neighbourhood Study Prior to European settlement, the (2013) documented the following former CFB Rockcliffe site was a The Montfort Hospital, the characteristics in the general area: territory of the Algonquin peoples National Research Council (NRC), within a much larger area of the . 26 percent of residents 15 and and the Communications Security watersheds of the Ottawa and older were first generation Establishment (CSE) are major Mattawa Rivers. Although the site immigrants. employers in the vicinity of the site does not appear to have had any . There is poor access to and represent opportunities for permanent settlements, its grocery stores, specialty stores integrating employment and prominent location along a ridge and other food outlets (fast attracting jobs to the site. overlooking the Ottawa River food, convenience stores). The undoubtedly made it important for closest grocery store is a 30 cultural, strategic, and minute walk away (just under transportation reasons. The

ROCKCLIFF CFB FORMER Algonquins never ceded land to Original European settlement on the Crown under any treaty. the site was slow until the Negotiations for a treaty are construction and establishment of ongoing. more permanent transportation routes; namely the Rideau Canal Findings of a Stage 1 in 1832, and Montreal Road. Archaeological Assessment

conducted for the site in 1999 In 1898, CFB Rockcliffe was P DESIGN COMMUNITY E indicated that there was a established by the Department of possibility that the site could be of National Defense (DND) for use pre-European archaeological as a rifle range. In 1920, significance. Given the site’s redevelopment of the rifle range to proximity to the Ottawa River and an aerodrome and experimental the historic use of the River as a photography station was

major transportation corridor, the approved. Over time, the size of LAN chances that the site would be of the base grew until it totaled over archaeological significance are 326 ha (800 acres) at its peak. good. A Stage 2 Archaeological Assessment was conducted for During World War II, the base was the site in 2007. This assessment improved so that it could be a found that the Barreille-Snow site training facility as part of the represented a potentially British Commonwealth Air Training significant archaeological Plan. The site also provided resource. A Stage 3 aircraft testing and the transport of archaeological assessment was mail to Europe. Immediately after recommended and, if warranted, a the war, the first jet aircraft Stage 4 salvage excavation. If demonstration in Canada required, this will be completed happened on the base. after submission of a subdivision application for the final phase of the build out.

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Figure 3.10: Social Amenities and Surrounding Neighbourhoods

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Figure 3.11: Existing Building Footprints

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Figure 3.12: Building Heights

ROCKCLIFF CFB FORMER Following World War II, All buildings were demolished by approximately 600 housing units 2013 and the site was being were built to accommodate the prepared for future development. short-term needs of returning military personnel. The shrinking 3.8 OPPORTUNITIES AND CONSTRAINTS presence of CFB Rockcliffe began in the 1960s, when the air Table 3.1 describes all of the operational facilities were vacated. existing site features and the P DESIGN COMMUNITY E In 1989, the Base was further opportunities and constraints reduced in size as large portions associated with each. of the site were transferred from DND to other federal departments and agencies, including the Royal Canadian Mounted Police

(RCMP), the National Research LAN

Council, the National Capital Commission, the Canada Aviation and Space Museum, and others. DND’s Maritime Helicopter Program and DND’s military housing and related support functions on the base continued until 2004.

In early 2004, the Government of Canada agreed to initiate the process to approve the transfer of 10.12 hectares of the former CFB Rockcliffe from the DND to the NCC and 125.41 hectares to Canada Lands Company.

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Table 3.1: Opportunities and Constraints

Type of Site Feature Site Feature Constraint Opportunity

Topography, Views, and Terraced topography, sloping A steep ridge is located at the Maintaining the existing Vistas towards the Ottawa River. northern boundary of the site, topography will help to which is not well suited for preserve the existing development. hydrological cycle on the site, and continue to feed trees and vegetation on and near the site.

Views and vistas including Building height will need to Retaining the views and the Ottawa River and be planned carefully in order vistas will enhance the Gatineau, Quebec. to maintain views and vistas natural beauty of the site. to the extent possible.

Water Resources, Two watersheds divide the The watershed divide will The design for new municipal Geology and Soils site approximately in half. impact municipal infrastructure may take infrastructure design. advantage of the natural drainage divide. The Conservation Authority strongly encourages the post- development drainage area boundaries to match the pre- development drainage area boundaries so as to maintain the site’s natural water balance and flow regimes within the watercourses.

ROCKCLIFF CFB FORMER Type of Site Feature Site Feature Constraint Opportunity

Two creeks have headwaters Engineering works (e.g. Retaining the natural creeks near or within the site. culverts) have the potential to will continue to provide destabilize the channel. habitat for the fauna and flora that occupy them.

Infiltration rates for soils on These are suitable locations E COMMUNITY DESIGN P DESIGN COMMUNITY E and to the north of the site for stormwater management are low. features.

Shallow bedrock covers at The cost of developing The bedrock presents good least 18% of the site. underground parking in these opportunity for developing areas will be high. taller buildings.

Clay soils are located in the The type of foundation that is LAN southern and western portion required will be impacted by

of the site. the clay soils.

Landscape and Ecology There are many significant The CDP and subsequent Preserving the significant trees and tree stands on the development plans will need trees and tree stands will site, including a Bur Oak that to account for the location of continue to provide habitat for is estimated to be more than these features. the fauna and flora that 200 years old. occupy them. Preserving significant tree stands will also contribute to the overall stormwater management scheme for the site because they slow and detain runoff and promote infiltration.

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Type of Site Feature Site Feature Constraint Opportunity

A number of Urban Natural Significant changes to the Preserving these UNFs will Features have been identified topography of the site would increase the natural beauty of near the site. affect the condition of these the site, and will continue to UNFs. provide habitat for the fauna and flora that occupy them.

Infrastructure There are currently three Additional access points will Additional access points can potential access points to the be required to increase the be strategically chosen to site for auto traffic. connectivity of the site to optimize connectivity with surrounding areas. surrounding areas.

Four bus routes are currently To support transit on site Development on the site will within a 10 minute walk of the there must be sufficient be sufficient to introduce a site. population. transit route to serve residents living on the site.

There are currently no paths Adding pathways for for pedestrians or cyclists on pedestrians and cyclists that the site. There are many connect to the pathway paths surrounding the site. systems throughout the City will improve connectivity and encourage active transportation.

ROCKCLIFF CFB FORMER Type of Site Feature Site Feature Constraint Opportunity

The existing water supply The existing water supply Developing new water supply infrastructure is in poor infrastructure cannot be used infrastructure can service the condition and does not have in the new development. site. sufficient capacity to support The location and capacity of redevelopment. new water supply

infrastructure can be P DESIGN COMMUNITY E strategically located to suit the desired development plan. Development will not be constrained by the limitations of pre-existing infrastructure.

There are two combined The existing sewer and Developing new sewer and LAN sewer systems on the site stormwater infrastructure stormwater infrastructure can

which have reached the end cannot be used in the new service the site. of their useful lives. development. The location and capacity of new sewer and stormwater infrastructure can be strategically located to suit the desired development plan. Development will not be constrained by the limitations of pre-existing infrastructure.

The Interceptor Outfall Sewer Access to the IOS needs to (IOS) tunnel crosses the site be preserved through two at approximately 45 metres access shafts located on the below the surface. site.

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Type of Site Feature Site Feature Constraint Opportunity

Existing utilities on the site Existing utilities cannot be Installing new utilities can are not practical for re-use in used in the new service the site. the development. development.

Built Form and Land Use The National Research The research operations of There may be opportunities Council (NRC) is located to the facility can generate light, to plan the site such that a the east of the site. noise, and vibration that may compatible use (office or be considered a nuisance to employment) is adjacent to neighbours. the NRC campus.

The Montfort Hospital is There may be opportunities located to the south of the to promote the establishment site. of development on the site.

The Rockcliffe Airport and Any open water on or near The heritage of the site as a Canada Aviation and Space the site (e.g., stormwater Canadian Forces Base ties in Museum are located to the ponds) will need to be well with these neighbours, north of the site. designed to discourage bird and there may be habitat in order to minimize opportunities for synergy. conflicts with the airport The Canada Aviation and operations. Space Museum is a cultural institution that may be an attractive destination point for residents of the new community.

ROCKCLIFF CFB FORMER Type of Site Feature Site Feature Constraint Opportunity

The site is surrounded by a Connections to these Constructing a more number of neighbourhoods: neighbourhoods from the site permeable transportation Fairhaven, Foxview, are currently limited. network on the site will Thorncliffe Village, Drayton increase connectivity to these Private, Rockcliffe, Manor nearby neighbourhoods. Park, Rothwell Heights, and E COMMUNITY DESIGN P DESIGN COMMUNITY E Beacon Hill.

Social and Economic There is poor access to To support these businesses The CDP can improve this by Conditions grocery stores, specialty there must be sufficient facilitating development for stores, and other food outlets population. food retailers through (fast food, convenience mechanisms such as zoning. stores). LAN

History and Cultural The site was likely an The development could Heritage important cultural, strategic, incorporate the Algonquin and transportation location history of the site into its for the Algonquin peoples. programming.

The site operated previously Previous development on the The development could as a Canadian Forces Base. site contaminated the soils in incorporate the military some areas. The history of the site into its contaminated soils will need programming. to be removed or managed on site in accordance with best management practices.

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Figure 3.13: Constraints and Opportunities

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E COMMUNITY DESIGN P DESIGN COMMUNITY E LAN

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4 | PLANNING AND POLICY CONTEXT

. ROCKCLIFF CFB FORMER 4 PLANNING AND POLICY direction on land use planning and Accommodating a range and CONTEXT development in Ontario for a time mix of land uses; horizon of up to 20 years. A main . Promoting cost-effective This Community Design Plan is objective of the PPS is to promote development; based on policy direction from the the efficient use of land, existing . Establishing phasing policies Province of Ontario and from the infrastructure and existing public for the orderly progression of City of Ottawa. The Provincial facilities. This will help guide development; Policy Statement (2014) and the development in the Rockcliffe P DESIGN COMMUNITY E . Improving connectivity for all City of Ottawa Official Plan (2013) community by encouraging the transportation modes; are given authority through the inclusion of an appropriate range Ontario Planning Act, which gives and mix of housing, land uses and . Maintaining the ecological these documents legal status. employment opportunities (Section function and biodiversity of 1.1.2). natural heritage systems; 4.1 PROVINCIAL POLICY . Protecting, improving and STATEMENT As identified in the Existing restoring the quality and LAN Conditions Report, there are a The foundation of the Provincial quantity of water and water number of policies that directly Policy Statement (PPS) is building resource systems; influence planning for the former strong communities. To achieve . Recognizing Aboriginal CFB Rockcliffe site. These deal this goal, the PPS provides policy interests in land use planning specifically with:

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C FORMER and encouraging coordination sustainable communities, within a . Maximizing the number of with Aboriginal communities; development pattern that access and egress points in . Promoting the conservation of prioritizes walking, cycling and the transportation system; and FB ROCKCLIFFE COMMUN ROCKCLIFFE FB cultural heritage and transit over the automobile.” . Establishing a mix of archaeological resources; residential dwelling types that The Official Plan requires that . is characterized by: Promoting healthy communities Community Design Plans be . less than or equal to 55% and active modes of developed for areas designated single-detached units; transportation; and “Developing Community” in order . Ensuring the provision of to implement the principles and . greater than or equal to affordable housing. policies of the Official Plan at the 10% apartment units; and ITY DESIGN PLAN DESIGN ITY community scale, to manage . the remainder multiple These policies were carried change in these areas, and to attached dwellings (other through the planning process and further involve the community in than apartments). were used to develop the specific planning through public planning principles for the former consultation. 4.3 RESIDENTIAL LAND CFB Rockcliffe found in this CDP. STRATEGY FOR Section 3.6.4 of the Official Plan OTTAWA 4.2 CITY OF OTTAWA OFFICIAL PLAN provides the policies that pertain The Residential Land Strategy for to the development of Community Ottawa (2009) identifies the former The Official Plan (2013) Design Plans. Policies that have CFB Rockcliffe site as an designates the former CFB particular influence on the opportune area for intensification Rockcliffe lands a “Developing development of the former CFB outside of the City’s target areas. Community.” Under the Official Rockcliffe CDP include: The Strategy notes that the Plan, the intent of these areas is previous planning concepts for the . Ensuring that the land use mix to designate lands that “…are former CFB Rockcliffe lands called contributes to achieving a vacant, or substantially vacant, for approximately 6,000 housing balance of jobs and that offer substantial opportunity units. for new residential development at households; increased intensities and opportunities to create complete,

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Setting density targets for various areas of the City helps to better plan for infrastructure and services needed to support growth. The City of Ottawa uses the density benchmarks identified in Table 4.1 as a means to help justify and plan for the provision of various levels of transit. For ‘good bus service’ to be provided in an area, it should have a density between 40 and 80 people and jobs per gross hectare. For an area to provide ‘very good transit’, and potentially excellent bus service or possibly Bus Rapid Transit (BRT) and/or Light Rail Transit (LRT) it should have a density between 80 and 120 people and jobs per gross hectare. The Rockcliffe lands are not located near a major transit station or along the Transitway, however, in the Transportation Master Plan (TMP), Montreal Road is planned for Transit Priority (continuous bus lanes) in the pre-2031 timeframe.

Table 4.1: Transit Service Potential Based on Urban Density C FORMER

Density range* Transit potential Type of service FB ROCKCLIFFE COMMUN ROCKCLIFFE FB Under 20 Low No public transit. Requires dial-up cabs, jitneys, etc.

20-40 Modest Marginal public transit. Buses every half-hour. Rush hour express buses.

40-80 Good Good bus service. ITY DESIGN PLAN DESIGN ITY 80-120 Very good Excellent bus service. Possible BRT/LRT.

120-200 BRT / LRT High order transit.

Over 200 Subway High order transit. *Density is expressed as People and Jobs per Gross Hectare. Source: Residential Land Strategy, p. A5-1.

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4.4 CITY OF OTTAWA development centres, technology, . City of Ottawa Urban Design COMPREHENSIVE and industries, etc. Guidelines for Low-rise Infill ZONING BY-LAW Housing (2012) Existing zoning for the lands within The City of Ottawa . City of Ottawa 2011-2014 and around the site is shown in Comprehensive Zoning By-law Strategic Master Plan (2011) Figure 4.1. (2008) for the Canada Lands . City of Ottawa Residential Company Rockcliffe lands 4.5 OTHER POLICY AND Land Strategy for Ottawa 2006- currently zones the lands DR2 GUIDELINE DOCUMENTS 2031 (2009) (Development Reserve 2), I1A . In addition to these documents, a City of Ottawa Urban Design (Minor Institutional), and R3B number of other policy and Guidelines for High-Rise (Residential Third Density). The guideline documents were Housing (2009) DR zone is typically reserved for referenced during the research . City of Ottawa Right-of-Way undeveloped lands. I1A zone is and development of this Plan, Lighting Policy (2009) typically used for libraries, including (but not limited to): . City of Ottawa Comprehensive museums, places of worship or Zoning By-law (2008) assembly, schools, and training . City of Ottawa Official Plan . City of Ottawa Road Corridor centres. The R3 zone is typically (2013) used for residential development Planning & Design Guidelines . City of Ottawa Transportation ranging from detached to (2008) Master Plan (2013) townhouse dwellings. . City of Ottawa Consolidated . City of Ottawa Infrastructure Design Guidelines for New The NRC lands that are included Master Plan (2013) Development Application in the CDP area are currently . City of Ottawa Pedestrian Plan Gateway Features (2008) zoned IL (Light Industrial). This (2013) . City of Ottawa Urban Design zone is typically used to permit . City of Ottawa Cycling Plan Guidelines for Greenfield uses such as broadcasting (2013) Neighbourhoods (2007) studios, emergency services, . City of Ottawa Park and . City of Ottawa Transit-Oriented municipal service centres, offices, Pathway Development Manual Development Guidelines production studios, research and (2012) (2007)

C FORMER . City of Ottawa Greenspace Master Plan (2006) . City of Ottawa Urban Design FB ROCKCLIFFE COMMUN ROCKCLIFFE FB Guidelines for Development along Traditional Mainstreets (2006) . City of Ottawa Urban Design Guidelines for Development along Arterial Mainstreets (2006) . City of Ottawa Urban Natural PLAN DESIGN ITY Areas Environmental Evaluation Study (2005) . City of Ottawa Understanding Residential Density (2005)

. National Capital Commission Plan for Canada’s Capital In addition, the City has a number of relevant Urban Design Guidelines that will help shape the development of the site in tandem with the site specific guidelines and policies presented in Chapter 6.

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Figure 4.12: Existing Zoning

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E COMMUNITY DESIGN P DESIGN COMMUNITY E LAN

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5 | STRUCTURE OF THE NEW COMMUNITY ROCKCLIFF CFB FORMER elements. These variations have neighbourhoods are shown in 5 STRUCTURE OF THE informed the creation of eight Figure 5.1 and described in more NEW COMMUNITY smaller, individual detail below. The purpose of this chapter is to neighbourhoods. describe the general layout and Each neighbourhood is located character of the new community within 600 metres of a potential including neighbourhood structure,

transit route and is intended to be P DESIGN COMMUNITY E land uses, the mobility and compact, walkable, and transit- circulation network, and utilities oriented. Each neighborhood also and infrastructure. The distribution features easy access to of density and height across the exceptional public open spaces, site is also presented. employment, shops and services. 5.1 NEIGHBOURHOOD While they generally share these

STRUCTURE LAN characteristics, each The total CDP site area is 131 neighborhood is also intended to hectares. Within this area there is have a distinct character based on a significant variation in land form, its location, intended use and natural features, and site existing site features. The eight

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Figure 5.1: The Neighbourhoods

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5.1.1 Hemlock 5.1.3 Northwest who work in the area, and outside visitors can gather and socialize. It The Hemlock neighbourhood is This neighbourhood lies north of will be a compact, pedestrian- located at the western boundary of Hemlock Road and west of Codd’s oriented area with a variety of the site and will act as a mixed- Road and is intended to be residential and employment uses. use, high-density area that takes primarily residential in nature with advantage of, and is characterized a variety of townhouse units, 5.1.5 East by, its relationship with the stacked townhouse units, and low- Montfort Hospital and Montfort to mid-rise apartments. This neighbourhood extends from Hospital Woods to the south. Immediately adjacent to Codd’s the Core to Burma Road and is Road, there will be a low- to mid- characterized by residential uses 5.1.2 West of Codd’s rise mixed-use area, taking comprising single-detached, semi- detached, townhouse and stacked Immediately adjacent to the advantage of the proximity to the townhouse units, as well as low- Hemlock neighborhood, West of Core, which will provide rise and mid-rise apartments. The Codd’s is bounded by Hemlock opportunities for retail uses at the East neighbourhood will provide Road to the north, Codd’s Road to street edge. The Northwest excellent access to employment, the east, and the site’s southern neighborhood is situated shops and services, and will boundary. This neighbourhood will immediately adjacent to a large accommodate two school sites generally accommodate lower and public park affording access to along the eastern boundary. medium density residential uses recreational opportunities and spectacular views of the Ottawa including single-detached, semi- 5.1.6 Forest detached, and townhouse units, River to the north. as well as low- and mid-rise The Forest neighbourhood is 5.1.4 Core apartments. The neighborhood will located in the northeast corner of contain a school site and will be The Core is a nine block mid-rise the site, directly adjacent to the characterized by excellent access mixed-use neighborhood at the NRC Woods and Airbase Woods. to a number of parks and heart of the community. It is Within this neighbourhood, there parkettes. strategically located in close are a number of important tree proximity to all major parks and is groupings that will be retained and intended to be a place where protected as new development neighbourhood residents, those occurs. Residential uses will be

provided in a multi-unit format 5.1.8 Burma ROCKCLIFF CFB FORMER nestled in the trees, resulting in an The Burma neighbourhood will be “urban forest” development an important entry point to the concept. community and is located at the . Prior to any site alteration, a intersection of Burma Road and master concept plan will be Montreal Road. This small area will give the community a

prepared to confirm that this P DESIGN COMMUNITY E development concept is viable. presence on Montreal Road and will predominantly consist of high-

rise mixed-use buildings. Publicly 5.1.7 East Employment accessible shops and services will The East Employment be located on the ground floor of neighbourhood is located east of high-rise buildings, providing a the north-south major collector, at vibrant and active street frontage LAN the very eastern edge of the site on Montreal and Burma Road. and will contain a mix of low- to These will be supported by high-rise office buildings. The East attractive streetscapes with spill- Employment Area will create out uses that will encourage employment opportunities that will people to gather and socialize. be compatible with the adjacent research campus of the National Research Council. There will be a focus on recruiting high- technology, communications, information-technology, and research and development industries to this area.

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5.2 LAND USES The concept plan designates the following land uses: The concept plan is shown in Figure 5.2 and illustrates the . Low-rise residential; overall land use, road, and block . Low- to mid-rise residential; pattern for the community. This . Low- to mid-rise mixed-use; plan was designed to provide a . range of places for people to live, Mid-rise mixed-use; work and play which will foster and . High-rise mixed-use; encourage a vibrant community. . High-rise employment; The community will be walkable, . Forest Special Design Area; compact, and transit-oriented and . Schools; will contain prominent . Parks and parkettes; interconnected green spaces with aesthetic, environmental, and . Natural areas and important recreational qualities. tree groupings; and . Infrastructure (e.g., roads, off- The plan includes three road cycling connections, elementary school sites which will stormwater facilities). accommodate future schools to serve the community and Specific policies and guidelines for surrounding areas. The School each land use are presented in Boards that have requested Chapter 6. schools include the Ottawa- Carleton District School Board, the Conseil des écoles publiques de l'Est de l'Ontario, and Conseil scolaire de district catholique de l'Est Ontarien.

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Figure 5.2: Land Uses

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5.3 PUBLIC SPACES they indicated that this area is a stormwater detention pond, natural resource of high value that facilitates natural drainage within 5.3.1 Natural Areas is unique to the site and worthy of the neighbourhood and forms a One of the site’s significant natural protection as a special feature for significant component of the areas is located along the northern the community. It is important to overall stormwater management and eastern boundaries in the note that Canada Lands Company strategy. In addition to northeast corner. It contains an has an agreement with the AOO to accommodating two important tree extension of the NRC Woods, as provide a space on the ridge groupings, this area also provides well as a large and intact forest overlooking the river for the a linkage to the Montfort Woods, tree grouping and several commemoration of the historical which contain protected woodlots outstanding specimen trees. The Algonquin presence in this area and vegetation of outstanding vegetation in this corner is of and to celebrate and teach natural value. outstanding natural value which is Algonquin culture and its lessons further enhanced by the ecological for present day society. These 5.3.2 Public Art connection to protected woodlots early discussions with the AOO Canada Lands Company and the on NCC and NRC lands beyond suggest that this portion of the City of Ottawa will collaborate to the boundaries of the site. As a ridge is an ideal and appropriate identify sites for public art result, flora and fauna that would area for this commemorative installations. These public art not be found in subdivisions, city feature. installations will be strategically centres, or more fragmented located at community gateways Another important natural area is natural areas continue to find and gathering places, may support found along the southwest habitat in this location. This overall community boundary of the site, immediately resource cannot be commemoration themes, and will east of Aviation Parkway within underestimated as an anchor that help create a sense of identity and the Hemlock neighborhood. Here, can help to establish a continuity place within the community. of character and sense of place for the neighbourhood is bisected by the site’s redevelopment. Canada a significant ridge which has been Lands Company visited this maintained to minimize disruptions portion of the site with the to the natural characteristics of the Algonquins of Ontario (AOO) and landscape. This slope, combined with a vegetated swale and

ROCKCLIFF CFB FORMER 5.4 PARKS AND PARKETTES create a dynamic gathering space diagrams in Appendix A are for residents, employees and intended for demonstration One of the signature features of visitors. purposes only and are not meant the plan is the interconnected to be used to direct the ultimate network of open spaces, parks The total parkland dedication area parks design. and pathways. These will provide is 23.03 hectares and includes residents with dramatic views, important tree groupings but areas of mature trees, and excludes infiltration and storm P DESIGN COMMUNITY E opportunities for both passive and ponds. 3.3 of the total 10.1 active recreation. These are hectares of important tree shown in Figure 5.3. groupings on the site are found within parks. Table 5.1 provides The community will have two large the size for each park, including Community Parks which will important tree groupings, and function as active spaces, one

Figure 5.3 identifies the location of LAN bordering the south end of the site each park. Note that the (South Community Park) and the breakdown of land use distribution other at the north end overlooking for the site shown in Table 5.2 the Ottawa River (North provides separate calculations for Community Park). parks and important tree Two smaller Neighborhood Parks groupings. Therefore, the area (East and West Neighbourhood dedicated to parkland is reflected Parks) will serve the needs of local in Table 5.2 as 19.73 hectares. residents; and five Parkettes, as A detailed description of each park well as the Town Square, will is provided in the Parks Master supplement the larger parks by Plan Appendix A which includes a ensuring park access to all list of the amenities that will be residents within easy walking provided in each park, and a distance. The Town Square will description of the layout of each provide a focus for the Core and park. The proposed park concept

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Figure 55.3:.3: Parks & Open Spaces

Table 5.1: Parks and Parkettes ROCKCLIFF CFB FORMER Park # Size (Ha) 1 – North Community Park 10.34 2 – South Community Park 4.95 3 – West Neighbourhood Park 2.01 4 – East Neighbourhood Park 2.58 5 – Centre Parkette 0.90 P DESIGN COMMUNITY E 6 – Southeast Parkette 0.55 7 – East Parkette 0.40 8 – Town Square (Parkette) 0.32 9 – Southwest Parkette 0.39 10 – West Parkette 0.59 LAN

5.5 HEIGHT community as a prominent place in the landscape. Specific design The overall building height policies and design guidelines strategy is shown in Figure 5.4. associated with the height strategy Maximum block heights were are provided in Chapter 6. selected in a manner that will integrate the community into the surrounding city fabric and topography by ensuring that changes in building heights will be smoothly transitioned. Height will be deployed strategically to minimize visual impacts and shadows while marking the

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Figure 5.4: Height Strategy

ROCKCLIFF CFB FORMER 5.6 BUILDING FRONTAGES the street. Along these frontages, AND ACTIVE STREET there will be no parking between FRONTAGES buildings and the street. Areas where building frontages will be Active Street Frontages will be required are shown in Figure 5.5. strategically applied throughout the site, primarily in the Core and along collector roads. Active E COMMUNITY DESIGN P DESIGN COMMUNITY E Street Frontages will require a minimum of 50 percent of the ground floor facade facing the street to be composed of windows, active entrances facing the street for each tenancy, and a minimum height of 4.5 metres for the ground floor storey for non-residential LAN buildings. These areas will typically include publicly accessible shops and services. Parking will not be permitted between the building and the street. Areas where Active Street Frontages will be required are shown in Figure 5.5.

In certain areas of the new community, predominately in areas of high pedestrian circulation, it will be important for buildings to face and front onto the public realm in order to animate

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Figure 5.5: Building Frontages and Active Street Frontages

ROCKCLIFF CFB FORMER 5.7 POPULATION, achieved. Within the area EMPLOYMENT AND described by the master concept DENSITY plan, certain individual buildings may have densities lower than the This CDP achieves a density of 95 minimum required; however, the people plus jobs per gross overall average density for the hectare. This density will help area covered by the master create a vibrant public realm, concept plan must meet the P DESIGN COMMUNITY E support transit, and encourage minimums identified in this CDP. efficient planning and use of municipal infrastructure.

This density translates to minimum of approximately 5,350 residential units and 2,610 jobs at full build- LAN out.

To arrive at an overall density for the community, anticipated densities for individual land uses/blocks were applied to the proposed concept plan. These densities are summarized in Table 5.2.

Each residential and mixed-use land use has a minimum density requirement. Master concept plans submitted with development applications will illustrate how the required minimum density will be

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Table 5.2: Land Use Distribution and Density

Minimum Target Land Minimum Estimated Land Use Density Employment Area (ha) Units Population (units/ha) (jobs) Low-Rise Residential 8.94 427 1,167 Blocks 11, 15-17, 19-21, 55 6.53 32 209 n/a 619 Blocks 53, 57 2.41 91 219 n/a 548 Low- To Mid-Rise Residential 19.88 105 2,087 n/a 3,964 Forest Special Design Area 3.13 91 285 n/a 461 Low- To Mid-Rise Mixed-Use 2.27 91 206 n/a 393 Mid-Rise Mixed-Use 7.68 143 1,100 n/a 1,430 High-Rise Mixed-Use 7.3 170 1,241 n/a 2,355 Employment 15.54 n/a n/a 2,610 n/a Westerly Node (Blocks 5, 8, 9) 1.56 n/a n/a 580 n/a High-Rise Employment (Block 56) 6.08 n/a n/a 1,600 n/a Schools (Blocks 14, 52, 54) 7.31 n/a n/a 75 n/a Mixed-Use Retail (Blocks 23-25, 31-33, 35-37, 60) 0.59 n/a n/a 355 n/a Parks and Parkettes (not including Important 19.73 n/a n/a n/a n/a Tree Groupings) Natural Areas 5.95 n/a n/a n/a n/a Important Tree Groupings 10.10 n/a n/a n/a n/a SWM Features 7.95 n/a n/a n/a n/a Road Network and Lanes 22.35 n/a n/a n/a n/a TOTAL 130.82 5,346 2,610 9,764

ROCKCLIFF CFB FORMER 5.8 AFFORDABLE HOUSING range of affordable housing types, context-specific manner. The the City of Ottawa and Canada result is a network of great public To help create a fully inclusive and Lands Company will facilitate streets that will accommodate all equitable community, a range of affordable housing by allowing users. housing types and tenures are alternative development standards encouraged for residential uses. on a case-by-case basis, such as 5.9.1 Pedestrians and Cyclists An appropriate stock of both rental reduced parking requirements. The proposed active mobility plan

and ownership housing will be P DESIGN COMMUNITY E illustrated in Figure 5.6 includes a made affordable to meet the Affordable housing will incorporate linked network of sidewalks, on- community’s needs and adhere to innovative and flexible design to road cycle tracks and multi-use the City of Ottawa’s Official Plan accommodate a wide range of pathways. This network will policies. residents and needs. Such design provide connections to adjacent will provide for adaptive use and neighbourhoods inside and Affordable housing will be re-use over the long term. dispersed throughout the outside of the community, and will community mixed with other 5.9 MOBILITY AND be fully integrated with the City of LAN housing types and may include CIRCULATION Ottawa’s existing pedestrian and purpose-built rental housing, cycling network. The City’s 2013 Transportation supportive housing, and not-for- Master Plan (TMP) outlines the As each detailed subdivision profit subsidized housing. vision, supporting policies, and phase comes forward for approval, The City of Ottawa and Canada targets for mobility in the City to Canada Lands Company and the Lands Company will explore 2031. The TMP emphasizes City will continue to work with the partnerships within private, public, sustainable transportation by NCC and NRC to further develop and non-governmental sectors to prioritizing mobility for the cycling and trail networks to accommodate affordable housing pedestrians, cyclists, and transit connect the site to the surrounding projects in the new community. over private automobile drivers. areas. The proposed transportation In addition to participation in multi- network for the site supports the party partnerships to secure the vision and policies set out in the resources necessary to sustain a TMP and applies them in a

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Figure 5.6: Mobility Plan

5.9.2 Public Transit ROCKCLIFF CFB FORMER

The community will be well served by local transit services. Streets potentially used for transit service are shown in Figure 5.7. A final route(s) will be determined by OC Transpo. E COMMUNITY DESIGN P DESIGN COMMUNITY E

Canada Lands Company will partner with OC Transpo to identify creative ways to provide weather protected enclosures at key transit stops across the site. Where practical, transit shelters will be integrated within publicly LAN accessible buildings (lobbies, commercial and retail establishments etc.).

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Figure 5.7: Transit

ROCKCLIFF CFB FORMER 5.9.3 Street Network from the South, Codd’s Road will each road type are shown in maintain its historic alignment, Figure 5.8. When the Department of National providing a continuous view to the Defence decommissioned the site, North Park. Where it intersects road maintenance was with the collector road, Codd’s discontinued and roads have since Road will shift to a true-north fallen into disrepair. In addition, orientation to acknowledge the the existing road network was not sacred importance Aboriginal P DESIGN COMMUNITY E built to support the use that is cultures associate with the anticipated for the future cardinal directions, and to shift the community; therefore, Canada view from the ridge to the river and Lands Company will build a new away from the airport. street network. The proposed street layout will The proposed street layout has

incorporate short block lengths LAN been developed to: (i.e. less than 250 metres) for a

. Increase the connectivity of the majority of the blocks and well- site with the surrounding connected streets to create a neighbourhoods; permeable neighbourhood and . Facilitate mobility within the promote active transportation. To site; and minimize cut-through traffic, a number of intersections along the . Minimize traffic cutting through collector roads will require full the site. stops. The result is a modified grid that Table 5.3 describes the different will preserve and enhance existing types of roads to be included in natural heritage features including the network as well as their ridges, significant tree stands, intended function and key individual trees, and forested features. The specific locations of areas. Entering the community

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Table 5.3: Road Cross Sections

Cross Section Type of Road Function Key Features Widths Major Collector Serve travel between collector 26 m 2 lanes of traffic, segregated cycling and arterial roads facilities, on-street parking on one side, sidewalks on both sides

Collector Serve neighbourhood travel 26 m 2 lanes of traffic, multi-use pathway on between local and major one side, on-street parking and collector or arterial roads sidewalks on one side, may incorporate drainage features

Hemlock Core Serve neighbourhood travel in 24m 2 lanes of traffic, segregated cycling Street the Core facilities, curbless on-street parking on both sides, sidewalks on both sides

Local Provide direct access to 20 m 2 lanes of mixed traffic, sidewalks on adjacent lands, with a secondary both sides for most streets, but only on function to serve neighbourhood one side for streets that also incorporate travel to and from collector or drainage swales arterial roads

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Figure 5.8: Road Sections by Type

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Road Cross Sections greater detail and include Hemlock Core Street is the two supporting street section block section of Hemlock Road The plan incorporates three diagrams, shown in Figures 5.9 to that transects the Core and will different widths of cross sections: 5.13. serve as the main street for the 26 metres for collectors, 24 metres community. These blocks will for Hemlock Core Street and 20 5.9.3.1 Collector Roads reflect a human-scale and will be metres for local roads. A number framed by compact, mid-rise and of variations are provided within The plan includes three types of mixed-use buildings. Hemlock each cross section to create a collector roads: major collector Core Street will feature a 24 metre strong relationship to adjacent roads, collector roads and the right-of-way and will incorporate land uses. Hemlock Core Street. Major collector roads will be contained segregated cycling facilites, Primary cycling connections will within a 26 metre public right-of- curbless on-street parking to be provided on the 26 metre way and will include segregated support retail uses, and staggered collectors, and on the 24 metre uni-directional cycle tracks on tree plantings in the boulevards Hemlock Core Street which will each side of the street. They will and bump-outs. have segregated cycling lanes or serve as welcoming points into the All collector roads will facilitate multi-use pathways within the community and will provide the direct pedestrian, vehicle, and right-of-way. On the 20 metre local primary east-west and north-south cyclist links between the major roads, cycling will be connections through the site. parks and natural features in the accommodated through shared community. They will be ‘green cycling/vehicle lanes. Certain Major collectors will be augmented streets’ that accommodate the streets will be part of the by secondary collector roads. transportation function of the road stormwater management strategy These will provide continuous while also incorporating high- and will incorporate stormwater east-west connections through the quality landscaping and innovative management features such as neighbourhoods south of the Core stormwater management facilities. bioswales. Every road type will and will incorporate a multi-use pathway within the right-of-way. incorporate generous sidewalks and boulevard planting. The Collector roads will also be sections that follow describe the contained within a 26 metre public vision for each street type in right-of-way.

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Figure 5.9: Major Collector Road

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Figure 5.10: Collector Road

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Figure 5.11: Hemlock Core Street

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5.9.3.2 Local Roads

The remainder of the street network will be comprised of local roads. These roads will provide the fine-grain connections that will maximize permeability throughout the community and encourage walking and cycling.

Local roads will have a 20 metre right-of-way and accommodate a wider 4.25 m shared lane in each direction. Local roads will either have sidewalks on both sides of the street or a sidewalk on one side of the street and a vegetated swale on the opposite side. Continuous trees along the boulevard will reinforce a strong urban tree canopy and augment front-yard trees on private property.

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Figure 5.12: Local Road

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Figure 5.13: Local Road with Swale

ROCKCLIFF CFB FORMER 5.9.4 Anticipated Traffic Impacts vehicles per hour during weekday failing conditions with increased commuter peak hours. At full physical road capacity. Future travel patterns will be build-out, the development is also heavily influenced by adjacent projected to generate 1,600 to To alleviate some of this capacity, large-scale commercial, 1,800 transit patrons in peak hours the NCC has agreed, subject to institutional and employment hubs and 750 to 850 cyclist and certain conditions, to permit a including (but not limited to): pedestrian movements. northbound off-ramp from the

Aviation Parkway to Hemlock P DESIGN COMMUNITY E . The Montfort Hospital, located The proposed pedestrian and Road during the latter half of site directly north of the site; cycling infrastructure is expected development in order to relieve . The NRC Campus, located to achieve a multi-modal level of some of the congestion along immediately east of the site; service of ‘A’, indicating a high Montreal Road. Additional . The Canadian Aviation and level of comfort. The multi-modal intersection controls will be Space Museum, located level of service for transit is implemented around and directly south of the site;

estimated to be ‘C’. Understanding throughout the site, such as the LAN . La Cité Collégiale, located this level of service will assist in addition of turning lanes and all-

South of the site off of the evaluation of trade-offs in way stop controls at key locations. Bathgate Drive; design decisions that affect The pressures of added road . The new CSEC building, multiple modes. capacity have also been located off of Ogilvie Road; The CTS also found that at addressed in the overall design of . The Gloucester Centre, located intersections which surround the the community, which is intended off of Ogilvie Road; and site there are a significant number to encourage sustainable modes . Downtown Ottawa/ The Market of movements that are currently such as public transit by including – located west of the site. operating close to, at, or above a mix of land uses at higher capacity during the morning and densities, and a high quality A Community Transportation afternoon peak hours. Some of pedestrian and cycling network. Study (CTS) was prepared in these intersections will continue to support of this CDP and experience delays and queues determined that the community is after full build-out and there is expected to generate up to 2,000 limited opportunity to mitigate

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5.10 INFRASTRUCTURE Fire Underwriters Survey (FUS), service the site. Upgrades to the Related Technical Bulletins, etc. Brittany Drive Pump Station are Canada Lands Company will work planned and outlined in the City’s with the City of Ottawa and local 5.10.1 Water Supply Water/Wastewater Master Plan. utility providers to implement Proposed development lands are Future upgrades, as outlined in servicing throughout the site in currently serviced with potable the Water/Wastewater Master accordance with an overall water from the City of Ottawa’s Plan will meet the demand of the phasing strategy. This will include Montreal Road Pressure Zone, CDP build out. the provision of roads, pedestrian with pressure coming from the and cycling facilities, and transit Portions of the site could Montreal Road Pump Station and connections; water and experience water pressures that the Brittany Drive Pump Station. wastewater infrastructure; and exceed maximum standards. In Two main watermains feed the public utilities such as electrical, these areas, pressure reduction is development area from Montreal gas, and telecommunications recommended with the use of Road, one on Burma Road and lines. A majority of the individual pressure reducing the other on Codd’s Road. These infrastructure provided will be new, valves (PRVs). will be replaced with two new 400 as most of the existing systems do mm diameter watermains. not have the capacity to support new development. The watermains located on the site will be replaced with new ones The Master Servicing Study, since the street network will be prepared to support the CDP, is a altered and upgraded, and the high-level study prepared based existing supply system will not be on the Water Master Plan (WMP) capable of supporting the and the Infrastructure Master Plan proposed redevelopment to (IMP). The Master Servicing Study current City of Ottawa standards. to support the Plan of Subdivision approval must be prepared as per The growth projections for the City guidelines such as the Water former CFB Rockcliffe show that and Sewer Design Guidelines, the there is a need to implement pumping upgrades to properly

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Figure 5.5.14 Water Supply

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5.10.2 Wastewater All wastewater collected by the secured to protect the City’s ability City of Ottawa flows to the to access and maintain the The current wastewater system is treatment plant at the R.O. Pickard existing IOS tunnel. As the CDP a combined stormwater and Environmental Centre, located accommodates the existing shafts sanitary system which has less than 5 kilometers to the east to the IOS within future City parks, reached the end of its useful life. of the former CFB Rockcliffe. full and final easements will be Most of the existing wastewater Wastewater flows are delivered to protected. A new permanent IOS infrastructure will be replaced with this treatment plant by several shaft is also needed and is a system that separates large trunk sewers, including the anticipated to be built within one of stormwater and sanitary waste Ottawa Interceptor Outfall Sewer the proposed parks. This has been within the new road rights-of-way (IOS). Wastewater has flowed taken into account through the (ROW). The new sanitary sewer from this CDP area directly into strategic location of parks where system is shown in Figure 5.15. the IOS since the early 1960s, the additional shaft and associated The new wastewater system will when it was tunneled through maintenance staging areas would be sized to accept future flows bedrock approximately 45 metres be required. from the Fairhaven Community in underneath CFB Rockcliffe. From an infrastructure the event that the existing private The IOS will continue to serve as perspective, the preferred location septic systems currently in use are the wastewater outlet for the entire for the new IOS shaft has been replaced with a central piped sanitary sewer system within this identified as Parkette #5 — Centre wastewater system. The system new community. The sanitary Parkette (Block 22), adjacent to will also intercept flows from the system will connect to the IOS the existing drop shaft. Other existing Thorncliffe Village through two existing shafts on the possible locations include the sanitary sewer. former CFB Rockcliffe. Those eastern edge of Park #4 — East The Master Servicing Study connection shaft locations and Neighbourhood Park (Block 45), prepared for this Community associated maintenance staging west of the existing shaft, and the Design Plan sets forth the areas are identified in the CDP north-west corner of Park #3 — functional design framework for Land Use Plan. West Neighbourhood Park (Block further detailed engineering design 10). Construction of the new shaft Through the development review of the sanitary sewer system. would last a few months and process, a strata easement will be would require 2,000 – 3,000m2 of

ROCKCLIFF CFB FORMER staging area. The staging area would revert to park use upon completion of the shaft construction. Criteria for locating the new shaft will be based on consultation with affected stakeholders. If the new shaft is not located on City owned land, a P DESIGN COMMUNITY E full and final easement will be required for access to the new shaft.

The existing IOS tunnel will also be twinned with a second sewer

tunnel in the future. Subject to the LAN ultimate routing selected for the second tunnel and its associated shaft, a second subsurface strata easement may be required to protect for the possible routing of this second tunnel and for its associated access shaft. It is also anticipated that construction of the second sewer tunnel would take place after development and occupancy of surrounding land. Accordingly, the City will engage with affected stakeholders.

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Figure 5.15 Wastewater

ROCKCLIFF CFB FORMER 5.10.3 Stormwater Management runoff by featuring a combination Runoff in excess of the minor The current wastewater system, of on-site detention (surface system capture will be routed via which is a combined stormwater ponding) and direct conveyance street segments and rear yards and sanitary system, has reached with no ponding. The and outlet to one of the following the end of its useful life and a new recommended minor storm sewer features: the retrofitted Burma plan is presented in Figure 5.16. Road SWM Facility; one of three separated stormwater system will dry ponds; the southwest channel; be constructed as part of the new Minor and major flow from the or directly to one of the end-of- P DESIGN COMMUNITY E development. The new system is study area will be conveyed to the pipe SWM facilities. designed to convey runoff from the two end-of-pipe facilities for study area as well as several treatment prior to being released The design of and improvements external areas, including the NRC to the Ottawa River. to any stormwater detention ponds Campus, Thorncliffe, Foxview, and on site will minimize perturbation Fairhaven communities, the The Eastern SWM Facility, located of downstream channels and Montfort Hospital, and the on NCC land adjacent to Sir

ensure that the input discharge or LAN potential future national cultural George-Étienne Cartier Parkway, sediment load to the existing institution at the intersection of is designed as a wet pond and will eastern and western creeks is not Aviation and Sir George-Étienne provide water quality treatment of changed. Cartier Parkways. It will feature a urban runoff. Because the facility dual drainage network and end-of- outlets directly to the Ottawa The stormwater management pipe stormwater management River, water quantity control is not strategy will also include a 15 (SWM) facilities. In addition, the required. The Western SWM metre vegetated swale that will be Burma Road SWM Facility will be Facility, located in block 3, is also located on block 2 along the retrofitted to increase its available designed as a wet pond and southern and western boundary of storage capacity and three major provides water quality and quantity the site. Its main function will be to system dry ponds are proposed treatment of urban runoff. It will convey major overland flow from for the site. outlet to the Ottawa River via the off-site areas such as the Montfort Western Creek. Both facilities are Hospital Woods into the Western The dual drainage design shown in Figure 5.16. SWM Facility. accommodates both minor (pipe) and major (surface) stormwater

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In addition to these stormwater management features, Low Impact Development (LID) techniques will be incorporated as part of a phased pilot project between Canada Lands Company and the City of Ottawa, where demonstration projects are implemented, monitored and evaluated.

Depending on how successful the LID pilot project is at increasing infiltration and reducing runoff, future phases of the stormwater management system may be downsized to address actual flow requirements at the time of development.

The design of the storm detention pond on NCC lands will be subject to Federal Land Use & Design Approval. Future amendments to the CDP may be required to reflect the conclusions of these negotiations.

LID design approaches are discussed in Chapter 6.

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Figure 5.16: Stormwater Management Strategy

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