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TantallonCrossroadsFollow-UpAmendmentsChurches & Schools
Superstore Property
5434-5444 St. Margarets Bay Road*
* TO BE REMOVED FROM
CONSIDERATION IN THIS
PROJECT
March 2015
Tantallon Crossroads
• Mix of uses and housing types
• Education and health care facilities
• Small buildings, pitched roofs, traditional siding
• Street oriented doors and facades
• Respect groundwater and surface water
To consider:
1. Longstanding church
proposal: allow community
buildings in VR Zone
exceeding maximum
footprint, height & some
architectural requirements
2. Superstore property: add to
Schedule N to be consistent
with adjacent Canadian Tire
3. *5434-5444 St. Margarets
Bay Road: add uses to
Schedule P comparable to
existing uses*
March 2015
* TO BE REMOVED FROM CONSIDERATION IN THIS PROJECT
1. Church in
VR Zone
February 2015
Site
owned by
church
Church Request• North side of Hammonds Plains Rd. at Scholars Dr.
• Development permit expired
• Unable to issue new permit due to new zoning rules
• Building & site design already done
• Willingness to adjust non-structural design aspects
• Can we accommodate them?
Approaching from Hwy. 103
Hammonds Plains & Scholars Rds.
School seen from Scholars Rd.
View from Scholars Rd. cul-de-sac
Approaching from Village Centre
What are the Barriers?
March 2015
Proposed Church Village Residential Zone
One 13,060 sq. ft. footprint Several 3,200 sq. ft. footprints
41.4 ft max. height 35 ft. max. height
2:12 main roofs; flat elsewhere 6:12 min. roof pitch
Angled doors
No Display windows
Awning to be added over doorway
Less than 60% of length
Some horizontal windows
Doors in wall facing street
Display windows required
Arcade or awnings
All comprising at least 60% of length
Only vertical or square windows
Front yard parking to be relocated No front yard parking
Rationale
• Access avoids established neighbourhoods
• Churches need large, open, one-level halls
• Adjacent school: 76,000 sf footprint & flat roof
Are there comparable properties?
• Large schools and public properties already exist
along the north side of Hammonds Plains Road:
17,000 sf & 30,000 sf
• Former school building on the north side of FrenchVillage Station Road: 12,000 sf footprint
• Several other large lots with wide frontage on these
roads…
Comparable properties?
?
?
Questions to Consider• How might prominent sites and special buildings
provide a counterpoint to more typical buildings?
• How might a large church fit a “coastal village”
theme which is “traditional in a modern way”?
• What is a reasonable footprint?
• What is a reasonable height?
• Should we also allow exceptions for schools?
Date
Suggested Approach
• Within the Residential Environment Zone:– Only for places of worship & schools
– Only on lots with:
• frontage of at least 53 m (175 ft); and
• area of at least 1.0 ha (2.5 ac);
– Only on the north side of:
• Hammonds Plains Road; or
• French Village Station Road
• To allow:– One maximum building footprint of 13,500 sf; all others on the
lot would be limited to 3,200 sf footprint
– A maximum height of 41.3 ft instead of 35 ft
– Flat or shallow roofs instead of min. 6:12 pitch
– Architectural coated concrete siding
– Angled street facades, including entrance doors
March 2015
2.SuperstoreTying up a loose end...
March 2015
Superstore Property• Adjacent Canadian Tire is in Schedule N
• Schedule N enables sensitive expansion by
development agreement
• Public Hearing acknowledged that Superstore could be
included later
Schedule N Requirements (CV-7)
• For new buildings:– Maximum front yard setbacks
– Street facades with display windows, awnings & doors
– Walkways to façade doors without crossing parking/lanes
– No car or truck facilities between the street & façade
– Also Policy CV-6
• For expansions to existing buildings:
– Must reduce front setback, or increase building height
– Must include façade display windows, awnings & doors
– No new car or truck facilities between the street & façade
– Also Policy CV-6
Date
Policy CV-6: Must consider…• Footprint, siting, massing, orientation & building form:
– open space, landscapes, topography & water features
– views from the public roadway
– walkability and human scale
– impacts on adjacent land uses
– concealing parking, loading & storage
• Height, architecture, landscaping & visual integration
• LUB rules for Parking, Outdoor Storage/Display,
Signage & Architecture
• Effects on groundwater supply
• Erosion, sediment control & stormwater management
3. 5434-5444 St. Margarets Bay RoadEnabling more uses comparable to
those already existing
March 2015
TO BE REMOVED FROM
CONSIDERATION IN
THIS PROJECT
A Summary…
• Churches and Schools in VR Zone:
– Allow larger footprints, distinctive architecture, taller
height & flat/shallow roofs on large lots on north side of
Hammonds Plains & French Village Settlement Rds.
• Superstore property:
– Add to Schedule N (allows expansion by development
agreement under the new Tantallon Crossroads policy)
• 5434-5444 St. Margarets Bay Road:
– No change at present
