Former Cfb Rockcliffe Community Design Plan

FORMER CFB ROCKCLIFFE COMMUNITY DESIGN PLAN

May 1, 2015 | DRAFT

PROJECT TEAM MEMBERS

Canada Lands Company DESIGN COMMUNITY ROCKCLIFFE CFB FORMER

City of Ottawa MMM Group

Meloshe and Associates

Brook McIlroy

Janet Rosenberg Studio

Applied Ecological Services

Parsons

IBI Group PLAN Momentum

DST

N. Barry Lyon Consultants

MMM Group and Meloshe & Associates • May 2015

TABLE OF CONTENTS

3.5 Built Form and Land Use ...... 29 PLAN DESIGN COMMUNITY ROCKCLIFFE 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 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 5.1.3 Northwest ...... 58 3.3.2 Urban Natural Features ...... 20 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 • May 2015

5.2 Land Uses ...... 60 6.8 Mobility and Circulation ...... 105 5.3 Public Spaces ...... 62 6.9 Public Realm ...... 106 5.3.1 Natural Areas ...... 62 6.9.1 Commemoration Opportunities ...... 106 5.3.2 Public Art ...... 62 6.9.2 Parks, Squares and Open Spaces ...... 108 5.4 Parks and Parkettes ...... 63 6.9.3 Street Furniture ...... 109 5.5 Height ...... 65 6.9.4 Landscaping ...... 109 5.6 Building Frontages and Active Street Frontages ...... 67 6.9.5 Lighting ...... 112 5.7 Population, Employment and Density Targets ...... 69 6.10 Utilities & Infrastructure ...... 112 5.8 Affordable Housing ...... 71 6.11 Bird & Wildlife Friendly Design ...... 112 5.9 Mobility and Circulation ...... 71 6.12 Low Impact Development ...... 113 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 ...... 115 5.9.3 Street Network ...... 75 5.9.4 Anticipated Traffic Impacts ...... 85 7 MAKING IT HAPPEN ...... 119 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 Waste Water ...... 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 ...... 94 7.5 National Capital Commission – Design Review ...... 121 6.1 Overview ...... 94 7.6 Changes to the CDP ...... 121 6.2 Land Uses ...... 95 6.2.1 Low-Rise and Low- to Mid-Rise Residential and Low- to Mid-Rise Mixed-Use ...... 95 GLOSSARY 6.2.2 Mid-Rise and High-Rise Mixed-Use...... 95 6.2.3 East Employment Area ...... 96 6.2.4 School Sites ...... 96 6.2.5 Parks and Parkettes ...... 97 6.3 Height, Bulk and Massing ...... 97 6.4 Setbacks ...... 98 6.5 Architectural Design and Built Form ...... 98 6.5.1 Low-Rise Residential Buildings ...... 99 6.5.2 Low- to Mid-Rise Residential and Mixed-Use, and Mid- Rise Mixed-Use Buildings ...... 100 6.5.3 High-Rise Mixed-Use Buildings ...... 101 6.5.4 Employment Buildings ...... 102 6.6 Parking ...... 103 6.7 Loading and Servicing ...... 105

LIST OF FIGURES LIST OF TABLES PLAN DESIGN COMMUNITY ROCKCLIFFE 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 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 Targets ...... 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

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 ...... 92

MMM Group and Meloshe & Associates • May 2015

1 | A NEW FUTURE FOR T H E FORMER CFB ROCKCLIFFE

opportunity exists today to A variety of housing types will PLAN ROCKCLIFF CFB FORMER 1 A NEW FUTURE FOR THE reconnect this site back into the provide a range of choices for FORMER CFB ROCKLIFFE urban fabric of the city and create people with different housing 1.1 INTRODUCTION a highly desirable mixed-use needs. A community core will community for approximately have the greatest mix of land uses The former Canadian Forces Base 9,700 residents. The long-term to provide amenities to the new (CFB) Rockcliffe is the largest development period to full build- neighbourhoods, and it will also undeveloped piece of land within out is estimated to be 15-20 years. have the most active and vibrant DESIGN COMMUNITY E the Ottawa Greenbelt. This 131 There is also the opportunity to streets in the community. hectare redevelopment site is at provide space for a variety of an exceptional location on high employment uses providing up to A modified grid of collector and ground which overlooks the 2,610 permanent jobs. local roadways will meet the Ottawa River. It is bounded on community's mobility needs and multiple sides by greenspace Due to the proximity to the create an outstanding public realm

systems along the Rockcliffe and downtown, the new community will including spacious sidewalks, PLAN Aviation Parkways, the Montfort allow for more intensive multi-use pathways, and enhanced Woods and a treed escarpment. development than in the outer streetscaping. suburbs, yet at a lower scale than The base was decommissioned one would see closer to the core. many years ago, and the

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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 REPLACED

DESIGN PLAN DESIGN

Figure 1.1: Site Location

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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

community), but will not compete with established businesses along Montreal PLAN DESIGN 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.

Principle #7: The community will Canada Lands Company will use street and park naming, public art and PLAN DESIGN 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 To guide the development of the community. design alternative and site, a series of policies and refinement of the designs (road New infrastructure requires guidelines were established for: routing, cross-sections, buried approval under the Ontario land uses; height, bulk and and drainage infrastructure Environmental Assessment Act massing; setbacks; architectural locations). 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

2.4 CONSULTATION The Technical Advisory Research Council, the four ROCKCLIFF CFB FORMER 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 Algonquins of Ontario during the Canada Lands Company advice on how various design LAN established a Public Advisory iterations needed to be refined to development of the site, including

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 DESIGN COMMUNITY E 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

The site benefits significantly from PLAN

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

ASSALY WOODS 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

Overall, the soil and geological stability including seismic PLAN ROCKCLIFF CFB FORMER 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

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

. The Montfort Hospital Woods, these species will be developed. shown in Figure 3.3, which received a moderate evaluation for the level of biodiversity present on site; and . The Assaly Woods, which P DESIGN COMMUNITY E received a low evaluation rating.

The most valuable vegetated areas from an ecological standpoint are the Montfort

Hospital Woods, NRC Woods LAN North, and the Airbase Woods. Canada Lands Company will prepare an Environmental Impact Statement prior to development, which will include all of these natural areas, to identify/confirm Figure 3.3: Montfort Hospital Woods 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 Boulevard and a collector road Avenue/Vanier Parkway 3.4.1.1 Roads east of St. Laurent Boulevard; intersection which is operating at a 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 rapid transit network in the Road/St. Laurent Boulevard vicinity of the site is shown in . St. Laurent Boulevard, which is intersection which is operating at a Figure 3.5. an arterial road south of LoS ‘E’ during the afternoon peak

3.4.1.3 Cycling Beacon Hill are similar, with auto sewer system has reached the ROCKCLIFF CFB FORMER 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 George-Étienne Cartier Parkway. redevelopment. It will be replaced LAN 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

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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: 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

3.5 BUILT FORM AND LAND of any future land uses its partnership with the University ROCKCLIFF CFB FORMER USE immediately adjacent to the NRC of Ottawa. Buildings at the 3.5.1 Surrounding Non- campus. Sensitive land uses such Montfort Hospital site range up to Residential Land Uses and as residential may not be approximately twelve storeys and Ownership compatible in this location due to typically have large floor plates. occasional noise from heavy 3.5.1.3 NCC Future Cultural Land uses and ownership equipment that is associated with Institution Lands immediately surrounding the site the operations of some of the P DESIGN COMMUNITY E are shown in Figures 3.8 and 3.9 laboratories on the NRC campus. A triangular parcel of land is and are described below. located on the northwest border of Current traffic patterns do not the Canada Lands Company 3.5.1.1 National Research permit access to the Rockcliffe property. This land is owned by Council Campus site through the NRC campus from the NCC and currently functions Blair Road; however the possibility Adjacent to the east side of the as passive greenspace. The NCC to allow future access for transit, site, the National Research has indicated, however, that this LAN cyclists and pedestrians to the

Council (NRC) occupies two land is being reserved for a future Rockcliffe site through the NRC parcels of land with frontage on national cultural institution. The campus exists. Montreal Road. These parcels nature of this use is undetermined, total approximately 380 acres (154 3.5.1.2 Montfort Hospital and it appears unlikely that the ha) and extend south from the Sir institutional use will be established George-Étienne Cartier Parkway, The Montfort Hospital site is within the next 10 years. across Montreal Road, to Ogilvie approximately 8 acres and is Road. The low-rise campus located southwest of the Rockcliffe buildings include primarily office property, at the northeast and laboratory space, with large intersection of the Aviation floor plates of 600 – 3,000 sq. m. Parkway and Montreal Road. It was established in 1953 and is an The NRC has asked that Canada academic hospital, conducting Lands Company and the City of research and providing training to Ottawa consider the compatibility health care professionals through

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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. materials) beyond the property The Ottawa Rockcliffe Airport and lines of the Canada Aviation and Canada Lands Company and the the Canada Aviation and Space Space Museum. City of Ottawa will collaborate with Museum are located north of the 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, Federal Airport Zoning the Montfort Hospital, and Regulations have been approved zoning to the south of promulgated under the this CDP. Once approved, this Aeronautics Act, which governs CDP, its related zoning, and all aviation matters in Canada. other City of Ottawa approvals Transport Canada Advisory intended to implement the CDP Circular AC 300-009, which was will take precedence with respect revised prior to adoption of this to any new airport regulations and CDP in November 2014, relates to operations. Neither the Canada both the activities of aerodromes Science and Technology Museum and jurisdictional matters that may Corporation, the Canada Aviation apply to surrounding lands. There and Space Museum, the Rockcliffe are no regulations currently Flying Club, nor Transport Canada governing the Rockcliffe Airport would be able to impose height

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Figure 3.8: Existing Land Uses

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Figure 3.9: Existing Land Ownership

3.5.2 Surrounding Rockcliffe site, between Codd’s townhouses, semi-detached ROCKCLIFF CFB FORMER 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

Algonquins never ceded land to Original European settlement on ROCKCLIFF CFB FORMER 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 Phase 3 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

Following World War II, All buildings were demolished by ROCKCLIFF CFB FORMER 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.

Type of Site Feature Site Feature Constraint Opportunity ROCKCLIFF CFB FORMER

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 and to the north of the site for stormwater management P DESIGN COMMUNITY E 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.

Type of Site Feature Site Feature Constraint Opportunity ROCKCLIFF CFB FORMER

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.

Type of Site Feature Site Feature Constraint Opportunity ROCKCLIFF CFB FORMER

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

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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).

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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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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 quantity of water and water The foundation of the Provincial 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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and encouraging coordination sustainable communities, within a . Maximizing the number of C FORMER 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 and active modes of developed for areas designated . less than or equal to 55% transportation; and “Developing Community” in order single-detached units; . 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)

. City of Ottawa Greenspace C FORMER 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 4.1: Existing Zoning

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