2900 Woodroffe Avenue > Site Plan Control Application

PLANNING RATIONALE 2900 Woodroffe Avenue > Site Plan Control Application

Prepared for: Woodroffe Square Inc. 1280 Baseline Road, Suite 201 Ottawa, Ontario, K2C 0A9

Prepared by: Lloyd Phillips & Associates Ltd. File: 1872 Date: May 13, 2019

CONTENTS PLANNING RATIONALE ...... 1 1. OVERVIEW ...... 3 2. SITE AND CONTEXT ...... 4 2.1. Site 4 2.2. Context 6 3. PROPOSED DEVELOPMENT ...... 7 4. DESIGN BRIEF ...... 11 5. Policy Review...... 12 5.1. Provincial Policy Statement, 2014 ...... 12 5.2. City of ONawa Oﬃcial Plan ...... 13 5.7. City of ONawa Zoning By-law ...... 15 6. SUPPORTING STUDIES ...... 19 6.1. Traﬃc Brief ...... 19 6.2. Site Servicing Study ...... 21 6.3. Geotechnical Report...... 21 6.4. Phase I Environmental Site Assessment ...... 21 7. CONCLUSION ...... 23

File No. 1639 Lloyd Phillips & Associates Ltd. May 13, 2019

Planning Rationale Page !2 of 23!

1. OVERVIEW The subject site, 2900 Woodroffe Avenue, is located in Barrhaven on the west side of Woodroffe, south of Earl Mulligan and north of Longfields. It is an existing retail and commercial plaza that offers a daycare, music school, bank, veterinary hospital, a Vietnamese restaurant, and a small supermarket. There are two buildings on the site; a rectangular east-facing single-storey building at the rear of the site and a smaller rectangular building facing south, also single-storey situated along the north property line. The proposed development is to construct a new two-storey commercial building along the east property line adjacent Woodroffe Avenue. This space is intended to be a ReMax Realtor office. A Site Plan Control Revision Application is required to permit the proposed development. The following presents the Planning Rationale for this proposal.

FIGURE 1: LOCATION PLAN

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2. SITE AND CONTEXT 2.1. Site The site is a square shaped lot facing Woodroffe Avenue that is surrounded on the north and west sides by residential, and bordered by general mixed use on the south – which is currently a Shell Gas Station with a Car Wash use.

The total lot area is 2.35 acres, with frontage of 347.76 ft on Woodroffe Avenue, and a depth of 294.36 ft.

As mentioned, there are two existing buildings on site; a longer multi-tenant building along the west/rear property line and a smaller two-tenant building along the north property line. These two buildings frame the internal parking area which faces the main road.

The property is legally known as Plan 4M - 796 BLK 102, PIN 145660108

The existing square footage of all buildings is 2,335.03 m2, and there are currently 123 parking spaces.

The following map illustrates the site outlined in black. Additional images of the site are provided.

SITE

FIGURE 2: GEOOTTAWA LOCATION PLAN

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FIGURE 3: TOPOGRAPHIC SURVEY OF EXISTING CONDITIONS

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FIGURE 8: CONTEXT MAP

2.2. Context Woodroffe Avenue is a major four-lane arterial that is a busy north-south route for the east section of Barrhaven. There are a number of commercial and retail uses on this corridor, such as a bank, retail food store, gas station, restaurant, daycare, and others. However, the majority of these uses are concentrated within a block and a half of Woodroffe Avenue between Claridge Drive / Stoneway Drive and Early Mulligan Drive.

To the west and north of the site is primarily residential, with a mix of lower and medium density dwellings. On the east side of Woodroffe, north of Farm Boy on Stoneway is mostly fields through to the greenbelt.

The aerial map below accurately portrays the various uses surrounding the site.

FALLOWFIELD ROAD SITE

WOODROFFE AVE

FIGURE 4: CONTEXT MAP

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3. PROPOSED DEVELOPMENT The proposed development is a single-tenant, two-storey building with a Gross Floor Area (GFA) of 233.64 m2.

The main entrance faces the existing parking lot, and there is also a second entrance located on the north side which is directly visible from the road and the main access to the site. There is prominent and extensive glazing provided on all facades, including the east-facing façade abutting Woodroffe Avenue.

The GFA necessitates a parking requirement of 97 spaces. The provided overall 112 spaces on site are adequate for the uses present, including the new realtor office.

Access

The customer entrance faces the existing parking lot and provides the most direct route into the store for potential clients. It is unlikely, at this location, that clients for the proposed Remax would be entering from a pedestrian route.

Parking

The amount of parking currently on site is 123 spaces. The proposed Remax building, considered an office, requires 11 parking spaces under the current parking rate, for a total site requirement of 97 spaces. Taking a calculation of required parking spaces for the total site under the new parking rates, the development (including the proposed building) requires a total of 97 spaces, where 112 spaces are provided for a total surplus of 15.

As such, with the loss of parking as a result of the new development, the total provided parking for the site is 112, which is 15 spaces more than required.

Landscaping

The proposed site currently has 2195.84 m2 of landscaping, some as buffers abutting the street and some within the parking lot. There is additional landscaping on the rear (west) property line near the loading areas. The percentage of landscaping within or abutting the parking lot areas is 48.02%.

The Site Plan, Landscape Plan, and Elevations are presented on the following pages.

File No. 1639 Lloyd Phillips & Associates Ltd. May 13, 2019

Planning Rationale Page !7 of 23! CLIENT: Plan of Survey

Block 102 Survey Prepared By: Dated: Registered Plan 4M-796 Annis, O'Sullivan, Vollebekk Ltd. 26 February 2019 City of Ottawa PLANNING CONSULTANT:

LLOYD PHILLIPS & ASSOCIATES LTD. City of Ottawa - Zoning By-law 2008-250 PLANNING CONSULTANTS Required Provided Zoned LC [2127] Min. Lot Area - 9517.06 sq.m Min. Lot Width - 106.00 m Min. Front Yard Setback 3.00 m 3.00 m Min. Rear Yard Setback 7.50 m 7.50 m Min. Interior Yard Setback 5.00 m 5.00 m Max. Building Height 12.50 m 7.761 m (New Bldg.) 6.10 m (Existing 2900) 5.49 m (Existing 2910) Max. Floor Space Index - 0.29 Min. Landscape Width - Abutting Street 3.00 m 4.20 m Min. Parking Lot Landscape Area 15% OF PARKING 48.02% AREA (4572.55) 641.33 sq.m 2195.84 sq.m Min. Parking Lot Landscape Buffer - Front (NNE) Yard 3.00 m 4.20 m Min. Parking Lot Landscape Buffer - Right (SSE)Yard 3.00 m 2.90 m (Existing) Min. Parking Lot Landscape Buffer - Left (WSW) Yard 3.00 m 2.80 m (Existing) Min. Parking Lot Landscape Buffer - Rear (WSW) Yard 3.00 m 6.00 m (Existing) Min. Vehicle Parking Spaces 97 112 Min. Total Handicap Vehicle Parking Spaces 4 6 2 Existing / 4 New Min. Handicap Vehicle Parking Spaces - Type A 2 2 Min. Handicap Vehicle Parking Spaces - Type B 2 2 Min. Bicycle Parking Spaces 8 8 Garbage Enclosure Min. Setback - From Lot Line Abutting Street 9.00 m 83.20 m (Existing) Min. Setback - From Lot Line - Right Yard 3.00 m 51.33 m (Existing) Min. Setback - From Lot Line - Left Yard 3.00 m 47.67 m (Existing) Min. Setback - From Lot Line - Rear Yard 3.00 m 2.90 m (Existing) Min. Height of Opague Screen 2.00 m 3.35 m (Existing)

Parking Calcualtions Vehicle Required Bicycle Required Area Parking Vehicle Parking Bicycle Existing Building - 2900 Woodroffe (sq.m) Rate Spaces Rate Spaces Unit 1A Barrhaven Music Academy 113.15 3.4 / 100 3.85 1 / 1500 0.07543 Unit 1B Alterna Savings - ATM only 30.47 - - 1 / 250 0.12188 Unit 2 1 for 1 pizza (take out, delivery) 94.38 5 / 100 4.72 1 / 250 0.37752 11 Unit 3 Cuts For Kids Hair Salon 113.38 3.4 / 100 3.85 1 / 500 0.22676 10 Unit 4 Vacant 79.89 5 / 100 3.99 1 / 250 0.31956 09 Unit 5 Barrhaven Veterinary Clinic 211.81 4 / 100 8.47 1 / 2000 0.10591 08 Unit 6A Lyra Drycleaners 66.52 3.4 / 100 2.26 1 / 500 013304 07 Unit 6B PhysioVive 121.33 4 / 100 4.85 1 / 1000 0.12133 06 Unit 7 Brother Chiu Chinese (take out, delivery) 96.52 5 / 100 4.83 1 / 250 0.38608 05 Unit 8 Dr. Charles Cao - Dentist 115.47 4 / 100 4.62 4 / 1000 0.11547 04 Unit 9 Pho Haven (50% take out, delivery) 132.10 5 / 100 6.61 1 / 250 0.52840 03 Unit 10 Dr. Abbud Medical Clinic/Pharmacy 203.45 4 / 100 8.14 1 / 1000 0.20345 02 FINAL REVIEW PE 2019.05.06 Unit 11 Sherwin Williams 333.70 3.4 / 100 11.35 1 / 250 1.33480 Existing Building - 2910 Woodroffe 01 FOR REVIEW PE 2019.04.17 No. REVISIONS BY DATE Unit 1 Barrhaven Market (take-out) 278.88 5 / 100 13.94 1 / 250 1.11552 Unit 2 Unit 3 Lulu Shawarma & Grill (take-out, delivery) 123.89 5 / 100 6.19 1 / 250 0.49556 Unit 4 Little Scholars Montessori Daycare 204.99 2 / 100 4.10 1 / 250 0.81996

New Building NOT AUTHENTIC UNLESS SIGNED AND DATED Unit 1 ReMax (office) 467.28 2.4 / 100 11.21 1 / 250 1.86912 OWNER: 97.37 8.35 WOODROFFE SQUARE INC. Total Parking Spaces Required 97 8 1280 BASELINE ROAD,SUITE 201 OTTAWA, ONTARIO, K2C 0A9 (P) 613-274-7700 Site & Builidng Areas CONSULTING ENGINEERS Lot Area 9517.06 sq.m Existing Building Area - 2900 Woodroffe 1718.30 sq.m STRUCTURAL Existing Building Area - 2910 Woodroffe 616.73 sq.m MECHANICAL New Building Area 233.64 sq.m Parking Lot Paved Area 4752.55 sq.m ELECTRICAL Landscape Area 2195.84 sq.m 2802.31 sq.m Site Gross Floor Area 2 Pconcepts

DESIGNED BY: DRAWN BY: APPROVED BY: P.E. P.K. P.E. PROJECT PROPOSED COMMERCIAL DEVELOPMENT 2900-2910 WOODROFFE AVE. OTTAWA, ONTARIO

DRAWING TITLE

SITE PLAN

PROJECT NO. 328 1 DATE SP-01 SP-01 SCALE = 1:250 APRIL 2019 PLANTING SOIL MIX 75MM SHREDDED MULCH PRUNE DAMAGED BRANCHES SCARIFY BOTTOM OF PIT 50MM DEPTH ROOT CONDITION AS SPEC'D PLANT AT SAME GRADE AS GROWN FINISH GRADE Concrete 125mm Thick, 32mpa, 6% Air Entrainment 6x6 Wire Mesh, Fibre Exp. Joints at all Hard Edges and 6m O.C. in Both Directions, Sawcut Control Joints (1" depth) 2.0m minimum FINISH EXPANSION JOINT LAYOUT FOR ALL AREAS TO BE LAID OUT ON SITE , REVIEWED, ADJUSTED AND APPROVED BY GJA LANDSCAPE ARCHITECT-PRIOR TO ANY CONCRETE POURING. LANDSCAPE ARCHITECT-PRIOR TO ANY CUTTING. GENERAL CONCRETE NOTES: SAWCUT LAYOUT FOR ALL AREAS TO BE MARKED ON SITE IN RED CHALK, REVIEWED, ADJUSTED AND APPROVED BY GJA ALL CONCRETE FINISHES TO BE APPROVED BY GJA LANDSCAPE ARCHITECT. 1.5-2.0m During Excavation/Bed Preparation if Extreme Conditions are Encountered (Water, Rock, Gravel...) that Could Effect Planting, Notify GJALA Immediately. : TOOL EDGE FIRST, THEN WIPE OFF MARKS WHILE APPLYING FINISH Min 250mm Granular 'A' CONCRETE PAVING TYPICAL PLANTING BED 32 MPA C2 c/w FLOAT FINISH - TOOL EDGE FIRST, THEN WIPE OFF MARKS WHILE APPLYING Rope and Wire Finished Grade Compacted / Undisturbed Subgrade Cut & Remove Top Creat Topsoil Saucer (75 mm). 75mm Shredded Mulch. TREE PLANTING IN BED Top Half of Pit Only Top of Rootball to be 50mm Above Approved Planting Soil Sod Section TREE PLANTING SHRUB PLANTING CONCRETE PAVING/MONOLITHIC CURB Refer to Grading Plan for Adjacent Hard Surface Plan CONCRETE PAVING Mulch 1.5-2.0m Existing Undisturbed Subgrade Mulch Undisturbed/Approved Subgrade Sod per Geotechnical Eng, Sod Mulch

Mulch 5mR 3 1 of Burlap Saucer Temp. Topsoil Watering Sod Planting Soil Minimum 600 Mulch 150 Remove Trunk Branches Only Dead, Broken Leader. Prune Damage / Cut Tags. Do Not Wrap, Ribbons, Subgrade or Fill 350mm Planting Soil 75mm Shredded Pine Mulch-Flush with Turf or Adjacent Surface 150 Turf Tree Planting Planting Bed 75 BUILDING FACE OR SIDEWALK NTS 150 Grade Pit with Native Soil Only Backfill Bottom Half of Minimum 600 450 Compacted Subgrade Undisturbed or 125mm Concrete 300mm Granular Base NTS Ottawa. SC 2/OPSD.600.110 Typical Curb per City of NO Dummy Joints!!No Visible Tooled Edges Except for Curb Edge Face of Curb PLAN Back Edge of Sidewalk Perpendicular to Curb - Then Curb Tool Tool Curb Edge with 50mm Tool Back Edge First, Then Apply Broom Finish NTS NTS 350 NTS per Site Conditions/2M o.c. approx. Sawcut per Plan / H H H H H H H H H H H H H H H H H H H H H H H H H H H H H

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H H H Existing To Remain To Existing H H H H H H H H H H H EXISTING BUILDING 1280 Baseline Road,Suite 201, Ottawa, Ontario, K2C 0A9 No. 1 Property Owner Drawing Project | ELEVATIONS / GRADING ESTABLISHMENT, UNTIL END OF WARRANTY PERIOD Fescue/Kentucky Bluegrass Sod MATERIAL AS REQUIRED FOR PROPER MAINTAINED UNTIL FINAL ACCEPTANCE, (MOWING PLANTING MATERIAL TO MEET CNLA STANDARDS/BE minimum of; 3.0m away from any part of hydro locations to be staked on site by the landscape contractor material to be planted in season only GRADE TURFGRASS NURSERY SOD per NSGA - Fine Revision: " Reproduce Without Approval of Gino J. Aiello. & INCLUDE 1 YEAR WARRANTY FROM DATE OF FINAL Locations of all Utilities. Report any Discrepancies Between NOT Drawing Remains the Property of/Copyright Reserved by curb, a 2.5m radius beside or behind fire hydrant, 2.0m grading, servicing, site and survey plan The Landscape Plan is to be read in conjunction with the TURF, WEEDING BEDS, WATERING TURF & PLANTS) TOPSOIL ON APPROVED SUBGRADE TURF AREAS TO BE SOD C/W 150MM DEPTH Gino J. Aiello Landscape Architect. Do Not Use or transformer, 3.0m corridor between a fire hydrant and the Site and Drawing Immediately to Gino J. Aiello. Do NOT Contractor is Responsible from any servicing/utility line or structure will be protected All trees to be preserved on or directly adjacent the site and checked by the landscape architect prior to planting ACCEPTANCE APPROVED BY LANDSCAPE ARCHITECT PRIOR TO APPROVED BY LANDSCAPE ARCHITECT Proceed Until Clarified. Dwg - ##### City of Ottawa Date: REFER TO CIVIL ENGINEER's DRAWING FOR Scale: Gino J. Aiello Revision FIRST SUBMISSION SPC 2900 2910 WOODROFFE AVENUE NEPEAN CR

To Be Used For Construction 19 COMMERCIAL BUILDING FOR LANDSCAPE CONSTRUCTION" | ALL MATERIALS & WORK TO BE Woodroffe Square Inc

MAY 2019

Existing Trees Existing

Bed

Proposed Deciduous Proposed Proposed Planting Proposed

Protection for Protection Existing Tree Tree

to Remain

D07-##-##-#### | No.: Issued For: Date: Jan 30-2019 MATERIAL LEGEND 1 For Review 2 For Review Mar 11-2019 3 For Review Mar 11-2019 4 For Final Review May 03-2019 1 2 1 2 5 Revised Title Block May 07-2019 A B A4.0 C A4.0 A4.1 D 3 A4.1 2 1

W15 W16

ABOVE T/O PLATE (UPPER PARAPET) 7646 ABOVE T/O PLATE (UPPER PARAPET) 7646 (SPANDREL) (SPANDREL) T/O PLATE (LOWER PARAPET) 7346 T/O PLATE (LOWER PARAPET) 7346

T/O PLWD DECK 6846 T/O PLWD DECK 6846 It is the responsibility of the appropriate Contractor to U/S JOISTS 6475 U/S JOISTS 6475 verify all dimensions on site and report all errors SPDL SPDL SPDL SPDL SPDL SPDL SPDL SPDL SPDL SPDL and/or omissions to the Architect.

All Contractors must comply with pertinent codes & by-laws.

Do not scale drawings. This drawing may not be used for construction until signed. Architect's copyright GL GL GL GL GL GL GL GL GL GL T/O PLATE 4310 T/O PLATE 4310 reserved.

Metric Scale Drawing: All measurements are in

T/O SUBFLOOR 3423 T/O SUBFLOOR 3423 millimeters (mm) unless otherwise noted.

Symbol Legend: U/S JOISTS 3052 U/S JOISTS 3052 SPDL SPDL SPDL SPDL SPDL SPDL SPDL SPDL SPDL SPDL U/S LINTEL 2703 U/S LINTEL 2703 - DENOTES BUILDING VOLUME GL GL GL GL GL GL GL GL GL GL GL GL GL GL T/O SILL 2200 T/O SILL 2200 - DENOTES FLOOR AREA ABOVE

- DENOTES LANDSCAPED AREA

- DENOTES CONCRETE AREA D01 T/O UPSTAND 150 T/O UPSTAND 150 GL GL GL GL GL GL GL GL GL GL GL GL GL - DENOTES CONCRETE PAVER MTL MTL T/O SLAB 0.0 MTL T/O SLAB 0.0 - DENOTES SITE SETBACK W2 W3 W1 W4 W5 W14 W12 D02 W13 - DENOTES PROPERTY LINE

- DENOTES C/L FIRE ACCESS ROUTE

- DENOTES BUILDING ENTRANCE / EXIT

- DENOTES DEPRESSED CURB

- DENOTES BOLLARD

- DENOTES ACCESSIBLE PARKING SPACE

- DENOTES DUMPSTER

Site Map:

1 EAST ELEVATION 2 SOUTH ELEVATION A3.0 1:75 A3.0 1:75

1 2 1 2 D A4.1 A4.0 C A4.0 B A 1 2 A4.1 3 North Arrow:

Project North Arrow: PROVIDE 200 HIGH X 300 WIDE THRU-WALL PRE-FINISHED METAL OVERFLOW ROOF SCUPPER MID WAY BETWEEN W22 & W13 BELOW.

T/O PLATE (UPPER PARAPET) 7646 T/O PLATE (UPPER PARAPET) 7646

T/O PLATE (LOWER PARAPET) 7346 T/O PLATE (LOWER PARAPET) 7346

T/O PLWD DECK 6846 T/O PLWD DECK 6846

U/S JOISTS 6475 U/S JOISTS 6475 SPDL SPDL

Actual North Arrow:

W20 W21 W22 W23 W24 GL GL GL GL GL GL GL GL T/O PLATE 4310 GL GL T/O PLATE 4310

T/O SUBFLOOR 3423 T/O SUBFLOOR 3423

U/S JOISTS 3052 U/S JOISTS 3052 SPDL SPDL U/S LINTEL 2703 U/S LINTEL 2703 GL GL

T/O SILL 2200 T/O SILL 2200

W7 W8 W9 W10 1576 R.O. W11 GL GL GL GL GL GL GL GL

T/O UPSTAND T/O UPSTAND

977 150 150 GL GL Architect: T/O SLAB 0.0 T/O SLAB 0.0

Peter Mansfield, Architect B. Tech., M. Arch., O.A.A. 122 Bridge Street, Almonte, ON 613-256-5213 Project Title: Proposed Commercial Development 2900-2910 Woodroffe Ave, Ottawa, ON for: Woodroffe Square Inc., 1280 Baseline Road, Suite 201 Ottawa, ON, K2C 0A9, 613 274-7700

Drawing List:

Elevations 3 WEST ELEVATION 4 NORTH ELEVATION Job No.: 1642 Drawing No.: A3.0 1:75 A3.0 1:75 Scale: As Noted Date: Dec 07-2018 Drawn By: Reviewed By: A3.0 PM PM

4. DESIGN BRIEF The proposed ReMax office is situated on the east side of the site, abutting Woodroffe Avenue. This building location contributes to the delineation of the public and private spaces as observed from Woodroffe Avenue. Given that the existing condition is a row of parking, the proposed development contributes significantly to a better and preferred urban design.

There are two entrances to the building, one is on the west facade facing the parking area, and the other is on the north facade which will be primarily visible from the sidewalk and the main vehicle access for the subject site. This ensures that there is animation visible from the public realm.

The internal layout of the building places individual offices along the east wall where there is sufficient windows provided (as shown below). The presence of these offices will add animation to the facade abutting Woodroffe Avenue.

With regards to the provided textures, colours, and architectural elements, please see the summary of the building facade details below:

Stone portion of facade will match stone on existing buildings Stucco portion of facade will match stucco on existing buildings Clear anodized aluminum window frames Medium grey charcoal coloured spandrel glass Black canvas awnings Charcoal coloured pre-finished metal flashing Black exterior light fixtures

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Planning Rationale Page !11 of !23

5. POLICY REVIEW 5.1. Provincial Policy Statement, 2014 The Provincial Policy Statement, 2014 (PPS) provides policy direction on planning matters for the Province of Ontario. Decisions affecting all planning matters shall be consistent with the Provincial Planning Policies. The proposed single-tenant building at 2900 Woodroffe Avenue is consistent with the policies of the PPS, 2014, as demonstrated below.

The Provincial Policy Statement (PPS) is a regulatory planning policy document that is designed to guide development within the Province of Ontario for the purposes of maintaining and promoting healthy, sustainable, and liveable communities.

This policy document covers such things as efficiency through infrastructure, economic viability, environmental sustainability, support for life-cycle patterns, affordable housing, and more.

Section 1.1.1 sets out the means for achieving healthy, liveable, and sustainable communities. It is the main guiding set of policies for new development. Its general facets are provided below, with a check provided to confirm that the proposed development is consistent with these policies:

〈 Promoting efficient development 〈 Accommodating range and mix of residential 〈 Avoid development that may be harmful 〈 Avoid inefficient development patterns 〈 Promote cost-effective development 〈 Improve accessibility 〈 Ensure infrastructure is able to meet current and future needs 〈 Conserve biodiversity and consider climate change impacts

The proposed ReMax building conforms to the policies above because it is located within an existing built neighbourhood, on an existing developed site where existing infrastructure can be used with greater efficiency. Locating new uses close to residential and arterial roads ensure greater accessibility and connections to pedestrian and cycling routes.

The proposal is consistent with the applicable policies of the PPS, 2014.

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Planning Rationale Page !12 of !23

5.2. City of Ottawa Official Plan The City of Ottawa Official Plan designates the site at 2900 Woodroffe Avenue as General Urban Area, surrounded by General Urban Area too the north, south, and west. Across Woodroffe Avenue and the urban boundary, the lands are designated Greenbelt Rural (lighter beige) and Agricultural resource Area (darker beige).

The General Urban Area designation within the Official Plan allows for and permits a wide variety of uses; both residential and non-residential. These uses include retail, commercial, light industrial, institutional, etc…, and the proposed office use is permitted. Some relevant policies are discussed below.

Subject Site

FIGURE 28: EXTRACT OF SCHEDULE B OF THE OFFICIAL PLAN

Section 2.5.1 - Designing Ottawa

The proposed development is notably compatible with the surrounding context, which is made up of similar land uses along the west side of Woodroffe Avenue.

The placement of the ReMax office along the east lot line abutting street serves to better define the public and private spaces, enhance the pedestrian environment, and contribute to

File No. 1639 Lloyd Phillips & Associates Ltd. May 13, 2019

Planning Rationale Page !13 of !23 a great continuity of street frontages by filling in empty spaces between buildings and the street edge.

Sufficient walkways are provided around the building and connecting to the public sidewalk which provides safe and well-lit access.

The filling in of the site contributes to achieving a more compact urban form, and the site allows this flexibility through the reconfiguration of parking spaces to accommodate the new building.

In summary, the proposed ReMax office proposed at 2900 Woodroffe Avenue is consistent with the policies of Section 2.5.1.

Section 4.11 - Urban Design and Compatible Development

The proposed development, a single tenant office use, situated in a street-abutting two-storey building will have adequate parking spaces for both vehicles and bicycles, no light spillover from building lights, and will not affect the microclimate in any way. The proposed use is efficiently situated on the site and meets all of the compatibility criteria listed in Policy 2.

The public realm is clearly defined, framing the street edge, and therefore complying with Policy 4.

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Planning Rationale Page !14 of !23

5.7. City of Ottawa Zoning By-law The property is zoned LC[2127] - Local Commercial Zone, special exception 2127. The site is identified below on an excerpt of the zoning map prepared through GeoOttawa. The Local Commercial zone only applies to the subject site.

LC[2127]

In the Local Commercial Zone, the following chart presents the permitted uses and any particular provisions on the use, location, or sizing of those uses.

Also presented is the zoning compliance chart, which reviews building siting and setbacks. We note that the Zoning Provisions have only been reviewed as they apply to the proposed ReMax building and does not comment on the compliance of any components regarding the existing two buildings.

Land Uses Prohibited Non-Residential Uses Residential Uses through Exception 2127

a. each separate occupancy not exceeding 900 square metres in GLA. b. the total area occupied by all the separate occupancies combined not exceeding a GLA of 3,000 m2.

animal care establishment apartment dwelling, low rise

recreational and athletic animal hospital bed and breakfast facility

artist studio dwelling unit restaurant, fast food

bank / bank machine group home

click and collect facility home-based business

File No. 1639 Lloyd Phillips & Associates Ltd. May 13, 2019

Planning Rationale Page !15 of !23

Land Uses Prohibited Non-Residential Uses Residential Uses through Exception 2127 community health and resource home-based daycare centre convenience store planned unit development day care retirement home, converted drive-through facility retirement home instructional facility rooming house library stacked dwelling medical facility townhouse dwelling municipal service centre oﬃce payday loan establishment personal brewing facility personal service business post oﬃce recreational and athletic facility restaurant retail food store retail store service and repair shop urban agriculture

Zoning Compliance Chart

Zoning LC [2127] Required Provided Minimum Lot Area No minimum 9517.06 m2

Minimum Lot Width No minimum 106 m Minimum Front and Corner 3 m 6 m Setbacks Minimum Interior Yard Setbacks 5 m n/a (existing)

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Planning Rationale Page !16 of !23

Minimum Rear Yard Setback 7.5 n/a (existing)

Maximum Building Height 12.5 7.76 m

Maximum FSI No maximum n/a Minimum Landscaped Width 3 m (abutting a street) 4.20 m

Outdoor Loading And Refuse n/a (existing) Setback

Section 110 (1): 15% Landscaped 15% (641.33 m2) 48.02% (2,195.84 m2) Area within a Parking Lot Parking Requirements 97 112

New Parking Rate Bicycle UNIT Building Rentable Area Requirement Parking (as per By-law) Required

sq.m

2900 WOODROFFE

1a Barrhaven Music Academy 113.15 3.4/100 3.85 0.075

1b Alterna Savings ATM only 30.47 - - 0.121 1 for 1 Pizza (take out, 2 94.38 5/100 4.72 0.377 delivery) 3 Cuts for Kids Hair Salon 113.38 3.4/100 3.85 0.226

4 VACANT 79.89 5/100 3.99 0.319

5 Barrhaven Veterinary Clinic 211.81 4/100 8.47 0.105

6a Lyra Drycleaners 66.52 3.4/100 2.26 0.133

6b PhysioVive 121.33 4/100 4.85 0.121 Brother Chiu's Chinese Food 7 96.52 5/100 4.83 0.386 (take out, delivery) 8 Dr. Charles Cao - Dentist 115.47 4/100 4.62 0.115 Pho Haven (50% take out, 9 132.1 5/100 6.61 0.528 delivery) Dr. Abbud Medical Clinic/ 10 203.45 4/100 8.14 0.203 Pharmacy

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11 Sherwin Williams 333.7 3.4/100 11.35 1.334

2910 WOODROFFE

1+2 Barrhaven Market (take-out) 278.88 5/100 13.94 1.115 Lulu Shawarma and Grill 3 123.89 5/100 6.19 0.495 (take-out, delivery) Little Scholars Montessori 4 204.99 2/100 4.10 0.819 Daycare NEW Remax office 233.6 2.4/100 5.61 1.869

TOTAL 2553.53 97.37 8.35

parking required for current tenant mix 97.0 8.0

parking available on site once adding the Remax building 112.0 8.0

surplus parking 15.0 -

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6. SUPPORTING STUDIES 6.1. Traffic Brief The Transportation Impact Assessment was prepared by IBI Group, dated April 25, 2019. The report notes that the site is accessed by Woodroffe Avenue, and allows for right-in, right-out, and left-in, but does not permit left-out movements. There is also a secondary internal access from the adjacent gas station on the south side of the site.

Transit service is provided through routes #94, #171, and #278. Further, there is sufficient cycling and pedestrian routes noted in the report, both along Woodroffe Avenue and on the east side of Woodroffe Avenue where there is a major pathway.

The report notes that they on-site configuration of circulation and access is generally maintained and will not be significantly affected.

The overall conclusion of this report is that the proposed development will integrated well with and can be safely accommodate by the adjacent transportation network.

Please see the following informational maps prepared by IBI Group.

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Nearby Bus Stops

Source: IBI Traffic Report, 2019 Ultimate Cycling Network & OCP Projects

Source: IBI Traffic Report, 2019

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6.2. Site Servicing Study A Site Servicing and Stormwater Management Design Brief was prepared by IBI Group dated May 8, 2019.

Watermain

The existing buildings are serviced by an onsite private watermain and private onsite fire hydrant. A 200 mm watermain on Longfields Ave provides the connection to the existing municipal water system. The proposed service for the new buildings will be via a 50mm line to the existing 150 mm private watermain on site in the parking lot.

Sanitary Sewer

The site a a series of 200 mm sewers that discharge to a 250 mm sewer and then connects to a 300 mm sewer in Woodpark Way. The new building will be serviced by a 150 mm line that will connect to the existing 200 mm sewer. Thermal insulation will be required for this sanitary sewer.

Stormwater Management

There are 300 and 325 mm storm sewers on site, which discharge into a 450 mm outlet and then connecting to the 1500 mm sewer in Woodpark Way. Given that the building is being located where there was a surfaced parking lot, no increase in runoff is expected. Please see the report for further details.

The report concludes that the proposed ReMax building can be accommodated by the existing servicing capacities.

6.3. Geotechnical Report A Geotechnical Report was prepared by Gemtec dated, May 3, 2019. This report is comprehensive and sets out the details of the subsurface conditions and the parameters for excavation and construction methods as recommended by Gemtec.

It is indicated that a geotechnical consultant be present during construction to confirm subsurface conditions and that construction activities do not adversely affect the intent of the design. Subgrade surfaces will also need to be inspected.

6.4. Phase I Environmental Site Assessment A Phase I Environmental Site Assessment (ESA) was prepared by Gemtec, dated May 10, 2019. The site was used for agricultural purposes starting prior to 1945 and continuing until around 1945 when structures and storage of materials were present. The site was developed for commercial use between 1999 and 2002.

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The report concludes that no areas of potential environmental concern were determined and that a Phase Two ESA is not required for the subject property.

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7. CONCLUSION The proposed ReMax building to be located at 2900 Woodroffe Avenue is a two-storey building which will front onto Woodroffe Avenue. There are two main access to the building, facing north, and facing west towards the parking lot.

The proposed office building offers plenty of windows facing the street, a pedestrian connection from the sidewalk, sufficient parking and a proposed architectural design that is consistent with the design of the existing buildings on site.

The ReMax building contributes to the definition of public and private spaces, meets the Official Plan policies and the Zoning By-law.

Following this review, the proposed development is considered to be good land use planning and is recommended for approval from a planning perspective.

Lloyd Phillips & Associates Ltd.

Christine McCuaig, RPP MCIP

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