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Trent University - Endowment Lands Master Plan

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Parcel ProfilesInformed by previous sections, the following section provides site-specific descriptions, land use analysis and development considerations for each of the 21 parcels.

Each Parcel Profile is comprised of the following information:

Key Map - The location of the parcel highlighting on a plan of the University Land.

Existing Condition - An aerial photograph of the parcel in its current state.

Parcel Description - A description of the location of the parcel and existing topographical or built features.

Land Use Analysis - Significant aspects of the parcel or proximities that point towards potential land uses that could be considered.

Potential Uses - An outline of possible uses that would be appropriate or desirable for the parcel.

Parcel Area - The gross area of the parcel.

Primary Parcel Frontage - The width of the parcel at its current principal street frontages.

Average Parcel Depth - An estimated average depth of the parcel as measured from the principal frontage to the rear boundary line.

Existing Servicing - The proximity of water or sanitary lines to the parcel.

Official Plan Designation - The City of Peterborough Official Plan land use designation for the parcel. Zoning - The City of Peterborough land use zoning for the parcel.

Conceptual Development Plan - The requirement that the University prepare a concept plan for the parcel prior to its lease or development. Considerations include:

• Required• Preferred• Not Required

Design Compatibility Requirement - The design and development constraints on the parcel to ensure compatibility with adjacencies. Considerations include:

• To be Compatible with Campus• To be Compatible with River/Canal• To be Compatible with Nature Area• To be Compatible with Green Buffer & Corridor• To be Compatible with Existing Neighbourhood• No Design Constraints

Disposition Weighting - The appropriateness for selling the parcel outright. Considerations include:

• Appropriate to Sell• Sell Only if Necessary• Do not Sell

Ownership Priority - The level of property ownership that is appropriate for the parcel. Considerations include:

• Full Control• Land Lease

Partnership Priority - The level of involvement that the University should have in the development of the parcel. Considerations include:

• High Participation• Some Participation• Low Participation

Staging Potential - The recommended timeline for the development of the parcel. Considerations include:

• 0-2 years• 2-5 years• 5-15 years• 15+ years

Required Guidelines - Guidelines that should be prepared prior to the development of the parcel so as to ensure compatibility and to coordinate and guide investment decisions. Considerations include:

• Nature Area (guidelines for appropriate transition and interfacing to minimize environmental impact)

• Green Buffer and Corridor or Canal/Riverfront (guidelines for appropriate built form and/or street frontages to ensure maximum visual and physical connections)

• Gateway (guidelines for landscaping, built form and signage to coordinate the design of the entrances to the Core Campus)

• Streetscape and Parking (guidelines for the design of the roadway and surface parking areas to ensure appropriate considerations for sidewalks, crosswalks, lighting, furnishings, and landscaping)

• Comprehensive (guidelines for open spaces, streetscapes, parking, built form and architectural quality)

Part III: The Parcel Plan

Existing Condition

Parcel 1A

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Arm

our R

oad

Nassau M

ills R

oad


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Key Map

Parcel Profile: 1A

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Parcel Description• Relatively level semi-wooded land• Traversed by the Rotary Trail • Borders a substantial Natural Area to the east

Land Use Analysis• Located within the Auburn North Secondary

Plan where it is designated as medium density residential.

• Opportunity to establish a substantial residential base in close proximity to the campus.

• Residents would be afforded direct access to the river, nature areas and a proposed neighbourhood centre at the intersection of Water Street and Nassau Mills Road.

• Development of the parcel is unlikely until after the re-alignment of Armour Road and extension of full servicing through the area.

Potential Uses• Medium density Residential or Mixed-Use

neighbourhood consisting of townhouses and/or medium rise apartments

• Medium density Lifestyle Community• Convenience Retail• Ground related Professional Services • Faculty Housing• Senior Student Housing• Recreational centre • School

Parcel Area6.69 Hectares16.53 Acres

Primary Parcel Frontage 634 Metres (approximate)2,080 Feet (approximate)

Average Parcel Depth167 Metres (approximate)548 Feet (approximate)

Existing ServicingSanitary

Official Plan DesignationResidential - Medium DensityAuburn North Secondary Plan

Zoning Development District 1

Conceptual Development PlanRequired

Design Compatibility Requirement • To be Compatible with River/Canal• To be Compatible with Nature Area• To be Compatible with Green Buffer & Corridor

Disposition Weighting Don’t Sell

Ownership Priority Land Lease

Partnership Priority Some Participation

Staging Potential 2-5 years

Required Guidelines • Comprehensive (guidelines for open spaces,

streetscapes, parking, built form and architectural quality)


• Green Buffer and Corridor or Canal/Riverfront (guidelines for appropriate built form and/or street frontages to ensure maximum visual and physical connections)


Parcel 1B

Existing Condition

Wat

er S

tree

t

Nassau Mills Road


101

Parcel Profile: 1B

Key Map

Parcel Description• A relatively level block of shrub land • Bound by Otonabee River to west, Trent Canal to

east and Nassau Mills Road to south• Traversed by the Rotary Trail

Land Use Analysis• Strategic visible location on a peninsula affords

an opportunity for a landmark and/or destination development.

• Can capitalize on and/or be sensitive to the views to and from the campus as well as the Canal.

• Proximity to the campus, gateway Village along Water Street and emerging Auburn North would support residential uses .

• Will be impacted by realigned Nassau Mills and Armour roads as well as planned improvements to pedestrian circulation such as the use of the dam for a foot bridge and the bridging of the Rotary Trail to the east side of the canal.

Potential Uses• Medium density residential in the form of walkups or

townhouses• Ground level Retail• Canal related Restaurants and Entertainment Uses• Inn and/or Convention Facilities• A Spa or Retreat• Faculty & Student Housing• A Lifestyle Community• Any uses necessary for the support & viability of the

residential functions


Primary Parcel Frontage 220 Metres (approximate)720 Feet (approximate)



Official Plan DesignationResidential



Design Compatibility Requirement • To be Compatible with Campus• To be Compatible with River/Canal


Ownership Priority Full Control and/or Land Lease

Partnership Priority High Participation


Required Guidelines • Green Buffer and Corridor as well as Canal/Riverfront

(guidelines for appropriate built form and/or street frontages to ensure maximum visual and physical connections)


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Parcel 1C

Existing Condition

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Nassau M

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Armour Road


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Key Map

Parcel Profile: 1C

Parcel Description• A strip of land located on the western side of Water

Street.• Gently slopes up away from Water Street for 60

metres after which it rises steeply.

Land Use Analysis• Commercial development in this location would

benefit from high visibility, through-traffic and access to the University community and surrounding residential areas.

• The location at the intersection of the two major roads serving the University Lands and the primary gateway into the Core Campus warrants high quality and thoughtful design.

• Adjacent residential neighbourhood and steep slope to the rear of the parcel will require mitigating measures such as retaining walls and significant landscaping.

• Designated for commercial uses in the Official Plan.

Potential Uses• Small Format Retail, Cafes and Restaurants• Convenience and Professional Services• Inn• Medium Density Residential• Faculty & Student Housing• Any uses necessary for the support & viability of the

residential functions


Primary Parcel Frontage 485 Metres (approximate)1,590 Feet (approximate)


Existing ServicingWaterSanitary

Official Plan DesignationCommercial (Service Commercial)

Zoning University & College District


Design Compatibility Requirement • To be Compatible with Campus• To be Compatible with River/Canal• To be Compatible with Existing Neighbourhood



Partnership Priority High or Some Participation


Required Guidelines • Canal/Riverfront (guidelines for appropriate built

form and/or street frontages to ensure maximum visual and physical connections)




Parcel 1D

Existing Condition

Wat

er S

treet

Nassau M

ills Road


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Key Map

Parcel Profile: 1D

Parcel Description• Gently sloping grass land located east of Water

Street and directly north of Nassau Mills Road.• Along the western edge of the block is a small

seasonal stream and wetland.• Currently used as an athletic play field.

Land Use Analysis• Location of this parcel along a major street, at the

main gateway into the Core Campus and as a terminus to a view corridor looking north on Water Street provides an opportunity to establish a landmark development for the University.

• As an interface between the campus and city, uses could cater to passing traffic but should primarily be focused on serving the University community.

• Will be impacted and facilitated by the realigned Nassau Mills Road bridge and relocated entrance to the campus.

• Designated for commercial uses in the Official Plan.

Potential Uses• Campus/Student Services• University Book Store• Retail, Convenience & Professional Services• Restaurants, Cafes & Pubs • Faculty Club• University Administration Offices• Above-grade Faculty & Student Housing• Other student-oriented uses that may not be

appropriate for the academic core of the campus• Compelling Gateway open space and feature.





Official Plan DesignationCommercial (Neighbourhood Centre)



Design Compatibility Requirement • To be Compatible with Campus• To be Compatible with River/Canal


Ownership Priority Full Control

Partnership Priority High Participation







Parcel 1E

Existing Condition

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Key Map

Parcel Profile: 1E

Parcel Description• A strip of steeply sloping land located along the

western side of Water Street 60m north of University Heights Boulevard and fronting the river.

Land Use Analysis• Commercial development in this location would

benefit from high visibility, through-traffic and access to the University community and surrounding residential areas.

• Adjacent residential neighbourhood and steep slope to the rear of the parcel will require mitigating measures such as compatible built form, retaining walls and significant landscaping.

• Subject to MOU with the City - 10 year option to build affordable housing, otherwise it reverts back to University ownership.

Potential Uses• Retail, Convenience & Professional Services • Faculty & Senior Student Housing• Medium Density Residential or mixed-use







Conceptual Development PlanPreferred

Design Compatibility Requirement • To be Compatible with River/Canal• To be Compatible with Existing Neighbourhood

Disposition Weighting Sell Only if Necessary


Partnership Priority Low Participation






Parcel 1F

Existing Condition

Armou

r Roa

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Key Map

Parcel Profile: 1F

Parcel Description• A strip of grass land fronting the Otonabee river.• Located east of the existing Armour Road

alignment and west of the proposed Armour Road realignment.

Land Use Analysis• Located within the Auburn North Secondary Plan

and designated as medium density residential.• Will become an isolated parcel with the proposed

realignment of Armour Road.• Opportunity to establish a small cluster of high-end

medium density residential units which could take advantage of the unique river front location.

Potential Uses• Medium Density Residential• Faculty Housing• Senior Student Housing





Official Plan DesignationResidential(Medium Density - Auburn North Secondary Plan)


Conceptual Development PlanPreferred

Design Compatibility Requirement • To be Compatible with River/Canal• To be Compatible with Existing Neighbourhood

Disposition Weighting Appropriate to Sell



Staging Potential 2-5 years following realignment of Armour Road

Required Guidelines Green Buffer and Corridor and Canal/Riverfront (guidelines for appropriate built form and/or street frontages to ensure maximum visual and physical connections)


Parcel 1G

Existing Condition


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Key Map

Parcel Profile: 1G

Parcel Description• A block of scrub land located at the southwestern tip

of the South Drumlin Nature Area.• The site is currently land locked with no direct road

access.

Land Use Analysis• Located within the Auburn North Secondary Plan

and designated as low density residential.• An existing plan of subdivision has anticipated the

parcel’s integration and has protected for potential consolidation.

• If consolidation does not occur, this parcel may be permanently land locked resulting in a substantial reduction in land value.

Potential Uses• Low or Medium Density Residential uses




Existing ServicingNone



Conceptual Development PlanNot Required

Design Compatibility Requirement • To be Compatible with River/Canal• To be Compatible with Nature Area

Disposition Weighting Appropriate to Sell








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3_C-parcelprofilesarea1