420 Hazeldean Road Site Plan Application for Bank of Montreal

420 Hazeldean Road

Site Plan Application for

Bank of Montreal Branch

Planning Rationale Report and Design Statement

August 2018

Prepared for

Redev Properties

Paquette Planning Associates Ltd.

56 Hutchison Avenue Ottawa, Ontario K1Y 4A3 PH: 613-722-7217 FX: 613-722-0762 www.paquetteplanning.ca

Table of Contents

Section Page

1. Introduction 1

2. Site Context and Existing Land Use 1

3. Planning Context 6

4. Proposal 13

5. Required Approvals and Rationale 16

6. Conclusion 33

List of Figures

Figure 1: Existing Land Use Figure 2: Photo of Petro Canada gas station and garage to the east of the subject property Figure 3: Photo of Hazeldean Mall to the east of the subject property Figure 4: Photo of subject property looking west from Carbrooke Street Figure 5: Photo of subject property viewed from Hazeldean Road Figure 6: Photo of subject property and 430 Hazeldean Road viewed from Hazeldean Road Figure 7: Photo of 430 Hazeldean Road viewed from Hazeldean Road Figure 8: Photo of Hazeldean Road and residential and commercial uses north thereof Figure 9: Schedule B of the City of Ottawa Official Plan Figure 10: Schedule C of the City of Ottawa Official Plan Figure 11: Schedule E Urban Road Network of the Official Plan Figure 12: Zoning Bylaw 2008-250 Figure 13: Proposed Site Plan Figure 14: Proposed Site Pan Detail Figure 15: Proposed Landscape Plan

1. Introduction

The proposal before you is a request to obtain site plan approval for the construction of a 362.7 square meter stand alone commercial building ( to accommodate a Bank of Montreal branch) on the property known as 420 Hazeldean Road herein after referred to as the subject property.

The following provides a description of the project as well as supporting planning and design rationale.

2. Site Context and Existing Land Use

The subject property is located on the south side of Hazeldean Road just west of Eagleson Drive in the neighbourhood of Glen Cairn in the community of Kanata.

The property currently accommodates a 5150 square meter shopping plaza anchored by Shoppers Drug Mart and includes a large surface parking lot. The property has frontage on both Hazeldean Road and Carbrooke Street. Adjacent land uses include:

- North: Hazeldean Road which is a 37.5 meter arterial road; north of Hazeldean Road are commercial and residential uses being part of the Katimavik-Hazeldean neighbourhood;

- South: low density residential uses within the Glen Cairn neighbourhood;

- East: Carbrooke Street which appears to function as a minor collector; east of Carbrooke Street can be found a Petro Canada gas station and garage as well as the Hazeldean Mall;

- West: 430 Hazeldean Road which is a multi unit commercial centre with surface parking.

Please note that the parking lots for 420 and 430 Hazeldean Road are subject to a 1988 shared use and access agreement registered as Instrument N448795; in turn, this agreement allows the respective owners access to each other’s parking spaces and requires the owners of 420 Hazeldean Road to provide 299 parking spaces and the owners of 430 Hazeldean Road to provide 71 parking spaces.

Please see Figure 1: Existing Land Use as well as the photos per Figures 2-8 taken from the Google map website.

Figure 1: Existing Land Use

Figure 2: Photo of Petro Canada gas station and garage to the east of the subject property

Figure 3: Photo of Hazeldean Mall to the east of the subject property

Figure 4: Photo of subject property looking west from Carbrooke Street

Figure 5: Photo of subject property viewed from Hazeldean Road

Figure 6: Photo of subject property and 430 Hazeldean Road viewed from Hazeldean Road

Figure 7: Photo of 430 Hazeldean Road viewed from Hazeldean Road

Figure 8: Photo of Hazeldean Road and residential and commercial uses north thereof

The subject property is known as CON 11 PT LOT 32 PLAN 773 PT;BLKS E AND EE RP 5R11902;PARTS 20 TO 27. It has an area of 3.95 acres.

3. Planning Context

3.1 City of Ottawa Official Plan 2003

The subject property, (fronting onto Halzeldean Road and being less than 200 meters deep) is understood to be designated Arterial Mainstreet in accordance with Schedule B of the City of Ottawa Official Plan. See Figure 9: Schedule B of the City of Ottawa Official Plan and Legend. In turn the Arterial Mainstreet designation permits a broad range of uses “including retail and service commercial uses, offices, residential and institutional uses. Uses may be mixed in individual buildings or occur side by side in separate buildings. Where a Mainstreet abuts an Employment Area, the zoning by-law may prohibit noise-sensitive uses on the Mainstreet where appropriate.’

Figure 9: Schedule B of the City of Ottawa Official Plan

According to Schedule C of the City of Ottawa Official Plan re Primary Urban Cycling Network, Hazeldean Road and Carbrooke Street are designated to accommodate an on-road cycling route. See Figure 10: Schedule C of the City of Ottawa Official Plan.

Figure 10: Schedule C of the City of Ottawa Official Plan

According to Schedule E Urban Road Network of the Official Plan, the subject property fronts onto Hazeldean Road which is designated as an existing Arterial. See Figure 11: Schedule E Urban Road Network of the Official Plan.

Figure 11: Schedule E Urban Road Network of the Official Plan

3.2 City of Ottawa Official Plan Amendment No. 150

In 2013, the City of Ottawa initiated a review of its Official Plan which resulted in numerous changes to policy and land use designations. Ottawa Council adopted Official Plan Amendment (OPA) 150 to implement the changes of this review which was subsequently appealed to the Ontario Municipal Board.

While OPA 150 is not in full force and effect, it is understood that none of the policy changes contemplated in OPA 150 alter the applicable policies of the 2003 Official Plan as they generally relate to the proposal before you.

3.6 Zoning Bylaw 2008-250

The subject property is zoned Arterial Mainstreet AM2 [1216] H(20) as shown on Figure 12: Zoning Bylaw 2008-250.

Figure 12: Zoning Bylaw 2008-250

The AM2 [1216] H(20) zone is mixed use zone that permits a variety of residential and non residential uses. The following is an excerpt from Zoning Bylaw 2008-250 regarding this zone.

Permitted Non-Residential Uses

(1) The following non-residential uses are permitted subject to:

(a) the provisions of subsections 185(3) to (5), and

(b) amusement park being located within a building;

amusement centre amusement park animal care establishment animal hospital artist studio automobile dealership automobile rental establishment automobile service station bank bank machine bar broadcasting studio car wash catering establishment cinema click and collect facility (By-law 2016-289)

community centre community health and resource centre convenience store day care diplomatic mission, see Part 3, Section 88 drive-through facility emergency service funeral home gas bar hotel instructional facility library medical facility municipal service centre museum nightclub

office park parking garage payday loan establishment (By-law 2017-302) personal service business place of assembly place of worship post office production studio recreational and athletic facility research and development centre residential care facility (By-law 2011-273) restaurant retail food store retail store school service and repair shop small batch brewery, see Part 3, Section 89 sports arena technology industry theatre training center urban agriculture, see Part 3, Section 82 (By-law 2017-148)

Permitted Residential Uses

(2) The following residential uses are permitted:

apartment dwelling, low rise apartment dwelling, mid-high rise (Subject to By-law 2014-292) bed and breakfast, see Part 5, Section 121 dwelling unit group home, see Part 5, Section 126 home-based business, see Part 5, Section 127 home-based day care, see Part 5, Section 129

planned unit development, see Part 5, Section 131 retirement home retirement home, converted, see Part 5, Section 122 rooming house rooming house, converted, see Part 5, Section 122 rooming unit stacked dwelling, see Part 5, Section 138 (By-law 2010-307)

townhouse dwelling, see Part 5, Section 138 (By-law 2012-334) (By-law 2010-307) (By-law 2014-189)

AM2 Subzone

(2) In the AM2 Subzone:

(a) the following uses are prohibited:

amusement centre amusement park bar cinema funeral home museum nightclub recreational and athletic facility sports arena theatre

The 2016 exception referred to in this zone is subject to the following provisions from Zoning Bylaw 2008-250:

4. Proposal

The proposal calls for the construction of a 362.7 square meter stand alone commercial building and drive thru intended to accommodate a Bank of Montreal branch abutting Hazeldean Road. See Figure 13: Proposed Site Plan and Figure 14: Proposed Site Pan Detail.

Figure 13: Proposed Site Plan

Figure 14: Proposed Site Pan Detail

The proposed site plan provides for the following elements:

- Reconfiguration of the exiting parking lot to accommodate 299 parking spaces in compliance with the 1988 parking agreement discussed in section 2 of this report; - Retention of the existing pedestrian connection between the Hazeldean Road sidewalk and the existing parking lot as well as the introduction of a proposed new pedestrian connection between the proposed building and the existing plaza; - Provision of accessible handicap parking in full compliance with the City’s Accessible Design Standards; - Relocation of garbage bins behind existing plaza and possible introduction of 2 Molok garbage units west of the proposed new building.

According to the project’s architect the proposed building ‘responds to the positive elements of the context by conforming to the established building height of one to two storeys, by observing the setback precedents within the immediate area (which are varied), by presenting an animated and well-proportioned elevation on Hazeldean Road, and through the use of a suitable and contemporary architectural style that will complement the tone of architectural styles in the vicinity’.

The proposal satisfies all requirement of Zoning Bylaw 2008-250 as shown in the zoning compliance chart below.

The proposed Landscape Plan calls for the retention of all exiting trees in the parking lot as well as the introduction of new trees in accordance with the opportunities created from the new parking layout as well as new ground level vegetation abutting the new building. See Figure 15: Proposed Landscape Plan.

Figure 15: Proposed Landscape Plan

The site plan application submitted in conjunction with this report also includes a number of key supporting studies as follows:

- A Transportation Impact Assessment, including a truck turning plan, prepared by Novatech and dated August 2018. The report concludes that ‘no modifications to the transportation network are recommended as a result of the proposed development as none are required.’

- A Site Servicing Report prepared by the IBI Group and dated August 23 2018, the report concludes that ‘the BMO Branch site located within the 420 Hazeldean Road property can be adequately serviced with sanitary sewer, storm drainage and watermain systems’

5. Required Approvals and Rationale

The proposal will require the approval of a site plan application which has been submitted along with this report.

5.1 City of Ottawa Official Plan

The following section provides the necessary planning rationale in support of this application by explaining how the proposal conforms to the City of Ottawa Official Plan and the City’s Drive thru design guidelines. 16

The City of Ottawa Official Plan provides a complete set of policies and guidelines to evaluate development proposals such as the one that is subject to this report. To this end, the following sections of the Official Plan were consulted to ensure compliance; section 2.5.1 re Urban Design and Compatibility and section 4 re Review of Development Applications.

Section 2.5.1 re Urban Design and Compatibility

This section of the Official Plan contains design objectives intended to be applied to new developments.

To enhance the sense of community by creating and maintaining places with their own distinct identity. Comment: The proposed development will add to the commercial character of this space by introducing a building with a street presence on Hazeldean Road.

To define quality public and private spaces through development Comment: The proposed development will be built to current state of the art development standards as required by the City of Ottawa.

To create places that are safe, accessible and are easy to get to, and move through. Comment: The proposed development is proposed to be built along Hazeldean Road thus allowing for maximum exposure and implied safety. Pedestrians and cyclists will be able to access the property via the existing sidewalk and proposed delineated walkway which will connect the main plaza to the proposed free standing building.

To ensure that new development respects the character of existing areas. Comment: The proposed commercial development will be in character with the other commercial uses on the property as well as exiting commercial uses to the west and east of the property.

To consider adaptability and diversity by creating places that can adapt and evolve easily over time and that are characterized by variety and choice. [OMB decision #2649, September 21, 2006] Comment: The proposed development will front onto a public street which in turn may facilitate the implementation of this objective.

To understand and respect natural processes and features in development design Comment: The proposed development calls for the re-development of a parking lot thus having no anticipated impact on natural features.

To maximize energy-efficiency and promote sustainable design to reduce the resource consumption, energy use, and carbon footprint of the built environment. Comment: The proposed development will be making use of state of the art building materials and practices to maximize energy efficiency.

Section 4 re Review of Development Applications

This section of the report assesses how the proposed development conforms to section 4 of the City of Ottawa Official Plan policies and guidelines as downloaded from the City of Ottawa‘s web site.

• Policy 4.1 (Site-Specific Policies and Secondary Policy Plans)

Comment: The subject property is not located within a Community Design Plan or Secondary Plan area;

• Policy 4.2 (Adjacent to Land-Use Designations)

Comment: The subject property is not understood to be adjacent to any significant land use feature identified in this policy;

• Policy 4.3 (Walking, Cycling, Transit, Road and Parking Lots):

Comment: The subject property will be accessible for vehicles via Hazeldean Road and Carbrooke Street; pedestrians and cyclists will also be able to access the property from these streets. Transit service to the property via OC Transpo is available as discussed in the Transportation Impact Assessment.

Policy 4.4 (Water and Wastewater Servicing):

Comment: The subject property is planned to be connected to municipal water and wastewater facilities prior to occupancy. The proposed services are understood to be adequate in order to accommodate the proposed development according to a report prepared by the IBI Group.

• Policy 4.5 (Housing):

Comment: Not applicable as this proposal does not call for the creation of housing.

• Policy 4.6 (Cultural Heritage Resources),

Comment: Not applicable

• Policy 4.7 (Environmental Protection),

Comment: The proposed development calls for the re-development of a parking lot thus having no anticipated impact on environmental features. 18

• Policy 4.8 (Protection of Health and Safety):

Comment: The subject property is not within the Ottawa Airport Operating Influence Zone and Ottawa Airport Vicinity Development Zone.

• Policy 4.9 (Energy Conservation Through Design):

Comment: The proposed development will encourage energy conservation through application of state of the art building practices.

• Policy 4.10 (Greenspace Requirements),

Comment: The proposal will be paying cash in lieu of parkland to satisfy Planning Act requirements.

• Policy 4.11 (Urban Design and Compatibility)

1. When evaluating compatibility of development applications, the City will have regard for the policies of the site’s land use designation, and all applicable Community Design Plans, Secondary Plans, or site specific policies, Council-approved design guidelines, Provincial Environmental Assessments, and functional design plans for capital projects, as well as the Design Objectives and Principles in Section 2.5.1, and the preceding policies in Sections 4.1 through 4.10. [Amendment #76, OMB File #PL100206, August 18, 2011] [Subject to Amendment #113, November 14, 2012]

Comment: The subject property does not lie within a Community Design Plan or Secondary Plan area.

2. In addition to those matters set out in Policy 1, above, the City will evaluate the compatibility of development applications on the basis of the following compatibility criteria. The measures of compatibility will vary depending on the use proposed and the planning context. Hence, in any given situation individual criteria may not apply and/or may be evaluated and weighted on the basis of site circumstances: [Amendment #76, OMB File #PL100206, August 18, 2011]

a. Traffic: Roads should adequately serve the development, with sufficient capacity to accommodate the anticipated traffic generated. Generally development that has the potential to generate significant amounts of vehicular traffic should be located on arterial or major collector roadways so as to minimize the potential for traffic infiltration on minor collector roadways and local streets;

Comment: According to the Transportation Impact Assessment prepared by Novatech ‘no modifications to the transportation network are recommended as a result of the proposed development as none are required.’

b. Vehicular Access: The location and orientation of vehicle access and egress should address matters such as the impact of noise, headlight glare and loss of privacy on development adjacent or immediately opposite. Vehicular access and egress for development that has the potential to generate a significant amount of vehicular traffic should be oriented on streets other than local streets, wherever the opportunity exists, considering traffic safety and other transportation objectives of this Plan; [Amendment #76, OMB File #PL100206, August 18, 2011]

Comment: The proposed development is proposed to be accessed from Hazeldean Road and Carbrooke Street.

c. Parking Requirements: The development should have adequate on-site parking to minimize the potential for spillover parking on adjacent areas. A range of parking forms, including surface, decked, and underground, should be considered taking in account the area context and character. Opportunities to reduce parking requirements and promote increased usage of walking, cycling and transit will be pursued, where appropriate, particularly in the vicinity of transit stations or major transit stops in accordance with the provisions of Section 4.3; [Amendment #76, OMB File #PL100206, August 18, 2011]

Comment: The proposal intends to be in full compliance with zoning requirements for vehicular parking.

d. Outdoor Amenity Areas: The development should respect the privacy of outdoor amenity areas of adjacent residential units and minimize any undesirable impacts through the siting and design of the buildings and the use of screening, lighting, landscaping or other mitigative design measures;

Comment: Not applicable.

e. Loading Areas, Service Areas, and Outdoor Storage: The operational characteristics and visual appearance of loading facilities, service areas (including garbage), parking and areas for the outdoor storage of goods or materials should be mitigated using a variety of methods (e.g., location, containment, screening, berms, and/or landscaping). These uses and activities should be located away from residences where possible;

Comment: Not applicable.

f. Lighting: The potential for light spill over or glare from any lighting source onto adjacent light-sensitive areas should be avoided or mitigated;

Comment: Lighting, in full compliance with City standards, will be provided.

g. Noise and Air Quality: The development should be located and designed to minimize the potential for significant adverse effects on adjacent sensitive uses related to noise, odours, and other emissions.

Comment: The proposed use is not anticipated will generate any significant noise, odours or other emissions.

h. Sunlight: The development should minimize shadowing on adjacent properties, to the extent practicable, particularly on outdoor amenity areas, through the siting of buildings or other design measures;

Comment: The proposed building is low rise and should not trigger shadowing problems.

i. Microclimate: The development should be designed to minimize adverse effects related to wind, snow drifting, and temperature on adjacent properties;

Comment: The proposed building is low rise and should not trigger a microclimate concern.

j. Supporting Neighbourhood Services: The development should contribute to or be adequately served by existing or proposed services and amenities such as health facilities, schools, parks and leisure areas. Where the proposed development itself is to contribute such services and amenities, they should be of a scale appropriate to the needs and character of the area. [Amendment #28, July 13, 2005] [OMB decision #2649, September 21, 2006]

Comment: The proposal will be paying cash in lieu of parkland to satisfy Planning Act requirements.

3. Development proponents will indicate how the proposed development addresses the intent of the Design Objectives and Principles. The Design Considerations, set out in Annex 3, offer some ways in which the Design Objectives and Principles might be realized. The importance of each principle will be evaluated and weighted according to the specific circumstances under consideration. While all Design Objectives and Principles must be considered, not all elements will apply in all cases and not all will apply with equal importance. The City will work with the proponent and will consult with the community to best determine how the design framework will be implemented in the local context. [Amendment #76, OMB File #PL100206, August 18, 2011]

Comment: The proposal is viewed as being in keeping with the applicable objectives and principles of this policy.

4. Buildings, structures and landscaping will be used to clearly define public spaces, such as streets and parks. In density target areas identified in S.2.2.2 of this Plan, development will be in the form of continuous building frontages that frame the street edge and

support a more pedestrian-friendly environment. In some parts of the city, this will mean that new development consolidates an existing building fabric through infill or redevelopment opportunities. In other cases, where there is no established building fabric along the street, new buildings will occupy gaps in the streetscape caused by parking and/or deep building setbacks. New buildings must either be properly integrated into their existing building fabric, or help create a new building fabric.[Amendment #76, OMB File #PL100206, August 18, 2011]

Comment: The proposal intends to have all site changes to be in full compliance with the requirements of Zoning Bylaw 2008-250.

5. The City will work with development proponents to achieve the Design Objectives and Principles of this Plan through means such as the coordination and development of capital improvements within the public realm with development and redevelopment activities on adjacent properties in the private realm.[Amendment #76, OMB File #PL100206, August 18, 2011]

Comment: Acknowledged.

6. As the owner of many public places, public works and buildings, the City will set an example for the community through the provision of public art in municipal facilities (to include all types of municipal structures, and lands) and will encourage other public- and private-sector owners and developers to include art as a public component of their developments.[Amendment #76, OMB File #PL100206, August 18, 2011]

Comment: No public art is proposed.

7. The following guidance is provided as a guide for the preparation of secondary plans and community design plans, and for consideration when reviewing development applications:

a. Low-Rise – a one to four storey building;

b. Medium-Rise – a five to nine storey building;

c. High-Rise – a building 10 storeys or more.

[Amendment #76, OMB File #PL100206, August 18, 2011

Comment: Acknowledged

8. High-rise buildings may be considered on lands within the following designations as defined on Schedule B of this Plan, provided all other policies of this Plan are met:

a. Central Area;

b. Mixed-use Centres and Town Centres;

c. Employment Areas that are principally prestige business parks and Enterprise Areas, subject to the provision of appropriate built form transitions between the Employment or Enterprise Area and adjacent residential communities built at lower profiles; and

d. Traditional and Arterial Mainstreets, provided the provisions of policy 10 below are satisfied.

[Amendment #76, OMB File #PL100206, August 18, 2011]

Comment: Not applicable

9. In addition to provisions in policy 8 above, high-rise buildings may be considered in the following locations, provided all other policies of this Plan have been met:

a. Within areas characterized by high-rise buildings that have direct access to an arterial road, or;

b. Within 600 metres of a rapid transit station as identified on Schedule D, or;

c. Where a community design plan, secondary plan, or other similar Council- approved planning document identifies locations suitable for the creation of a community focus on a strategic corner lot, or at a gateway location or on a terminating site to strategic view, or a site that frames important open spaces, or at a location where there are significant opportunities to support transit at a transit stop or station by providing a pedestrian and transit-oriented mix of uses and activities, or;

d. Within areas identified for high-rise buildings where these building profiles are already permitted in the Zoning By-law approved by Council, or;

e. Within areas where a built form transition as described in policy 12 below is appropriate.

[Amendment #76, OMB File #PL100206, August 18, 2011]

Comment: Not applicable

10. Building heights greater than those identified in Section 3.6.3 on Mainstreets may be considered in the same circumstances as described in policy 9 above. [Amendment #76, OMB File #PL100206, August 18, 2011]

Comment: Not applicable

11. A high-rise building will be considered both as an example of architecture in its own right and as an element of urban design sitting within a wider context. In this regard, the City will consider proposals submitted for High-Rise buildings in light of the following measures:

a. How the scale, massing and height of the proposed development relates to adjoining buildings and the existing and planned context for the surrounding area in which it is located;

b. How the proposal enhances existing or creates new views, vistas and landmarks;

c. The effect on the skyline of the design of the top of the building;

d. The quality of architecture and urban design, particularly as expressed in Council- approved design guidelines; and

e. How the proposal enhances the public realm, including contribution to and interaction with its surroundings at street level (e.g. the provision of publicly accessible landscaped area, amenity space and pedestrian respite areas, street trees public art, active land use frontages, legible entrances and views to the street, canopies, awnings and colonnades for continuous weather protection).

[Amendment #76, OMB File #PL100206, August 18, 2011]

Comment: Not applicable

12. A high-rise building will be considered both as an example of architecture in its own right and as an element of urban design sitting within a wider context. In this regard, the City will consider proposals submitted for High-Rise buildings in light of the following measures:

a. How the scale, massing and height of the proposed development relates to adjoining buildings and the existing and planned context for the surrounding area in which it is located; b. How the proposal enhances existing or creates new views, vistas and landmarks; c. The effect on the skyline of the design of the top of the building; d. The quality of architecture and urban design, particularly as expressed in Council- approved design guidelines; and e. How the proposal enhances the public realm, including contribution to and interaction with its surroundings at street level (e.g. the provision of publicly accessible landscaped area, amenity space and pedestrian respite areas, street trees public art, active land use frontages, legible entrances and views to the street, canopies, awnings and colonnades for continuous weather protection).

[Amendment #76, OMB File #PL100206, August 18, 2011]

Comment: Not applicable

13. A high-rise building will be considered both as an example of architecture in its own right and as an element of urban design sitting within a wider context. In this regard, the City will consider proposals submitted for High-Rise buildings in light of the following measures:

[Amendment #76, OMB File #PL100206, August 18, 2011]

Comment: Not applicable

14. A high-rise building will be considered both as an example of architecture in its own right and as an element of urban design sitting within a wider context. In this regard, the City will consider proposals submitted for High-Rise buildings in light of the following measures:

[Amendment #76, OMB File #PL100206, August 18, 2011]

Comment: Not applicable

5.2 City of Ottawa Urban Design Guidelines for Drive-Through Facilities

The City of Ottawa’s “Urban Design Guidelines for Drive-Through Facilities”, as approved by City Council on May 24, 2006, provides guidance to designers at the planning application stage in order to achieve the City’s goals for drive-through facilities. These goals include the compatibility of new development, protection of neighbourhoods, creation of safe and efficient spaces and minimizing the impact of drive-through facilities. Following is a summary of the guidelines and the proposed project’s ability to meet or surpass the guidelines:

Guideline 1: Respond to the positive elements of the context through such means as building height, setbacks, building orientation and architectural styles.

Comment: The proposed BMO branch responds to the positive elements of the context by conforming to the established building height of one to two storeys, by observing the setback precedents within the immediate area (which are varied), by presenting an animated and well- proportioned elevation on Hazeldean Road, and through the use of a suitable and contemporary architectural style that will complement the tone of architectural styles in the vicinity.

Guideline 2: Locate buildings close to the street to help define the street edge.

Comment: The building is located as close to the street edge as permitted by the zoning by-law in order to define the street edge.

Guideline 3: Provide ample landscaping, in combination with building orientation, to enhance the streetscape and define the street edge when setting buildings back from the street is unavoidable.

Comment: The existing shopping mall site has generous landscape areas along Hazeldean Road and Carbrooke Street. These are maintained and the landscape quality along Hazeldean Road is augmented through new tree plantings.

Guideline 4: Provide weather protection at the main building entrance, for areas close to public transit stops, bicycle parking, walkways, and in places with pedestrian amenities.

Comment: Weather protection is provided at the automated bank teller. A small projection at the main building entrance also provides a degree of weather protection on the east side of the building.

Guideline 5: Locate public amenities close to the building entrances.

Comment: The bike racks, a key public amenity, are located close to the building entrance on the east side of the building.

Guideline 6: Locate interior uses such as seating areas, employee rooms, offices, waiting areas and lobbies, which have the potential for clear windows, along street-facing walls.

Comment: The north façade of the building faces Hazeldean Road. This side of the building has a several windows which provide daylight to a staff room and several offices. The glazing will be Solarban 70XL by Virtro Architectural Glass, formerly PPG Glass. This low-E glass has been chosen for energy efficiency, its clear appearance and a visible light transmittance rate of 64%.

Guideline 7: Make the majority of the pedestrian level façade facing the street highly transparent with clear glass windows and doors that animate public streets and maximize views in and out of the building.

Comment: The façade along Hazeldean Road employs clear glass windows at the pedestrian level. These windows provide light for a staff room and offices. The offices will have a high degree of transparency at the interior since the interior doors will be glass, and the walls will be partially glass in order to enhance the amount of daylight in the lounge area of the bank.

Guideline 8: Landscape the area in front of blank walls that face public streets and use projections, recesses, arcades, awnings, colour and texture to reduce the visual size of any unglazed walls.

Comment: New trees line the street edge between the new bank building and Hazeldean Road. The façade facing Hazeldean Road has several windows with clear glazing as well as buff- coloured, high-quality brick and a small amount of blue composite metal panels. The surface of the wall varies with several design elements including recessed areas and a “fin” which projects beyond of the face of the building by 0.3 m and above the roof of the building by approximately 3.0 m. The fin is finished in blue composite metal panel and functions as a well-recognized and familiar branding element for the new bank.

Guideline 9: Coordinate architectural detail and character within an overall design concept for all building sides and components.

Comment: The architectural design of the building has been carefully planned using a harmonious palette of materials and forms that extends to all sides of the building in a cohesive endeavor. Details, materials and the architectural expression are consistent on all sides of the building.

Guideline 10: Provide an unobstructed 2.0 metre wide sidewalk in the public right-of-way, across private access driveways. Ensure little or no change in elevation.

Comment: A 2.0 m wide sidewalk is provided in the public right-of-way in two locations: 1) connecting the new bank building to the existing shopping mall, and 2) maintaining the existing concrete walkway from the combined parking field of 420/430 Hazeldean to the sidewalk of Hazeldean Road.

Guideline 11: Distinguish walkways from driving surfaces by using varied paving treatments and by raising walkways to curb level.

Comment: The walkways will be distinguished from driving surfaces by the use of painted asphalt and by raising the walkways to curb level where not crossing driving surfaces.

Guideline 12: Provide customer entrance doors that are close to parking areas.

Comment: The customer entrance doors will be located on the east side of the new bank building and directly adjacent to parking, including accessible parking designed to City of Ottawa and Accessibility for Ontarians with Disabilities (AODA) standards.

Guideline 13: Provide customer entrance doors clearly visible from public streets and directly accessible from the public sidewalk.

Comment: The customer entrance doors are located on the east side of the new bank building. This location provides excellent visibility from Hazeldean Road and Carbrooke Street. These doors are accessible from the public sidewalk on Hazeldean Road.

Guideline 14: Provide an unobstructed 2.0 metre wide pedestrian walkway between the public sidewalk (and/or parking areas) and building entrances.

Comment: An unobstructed 2.0 wide sidewalk is provided between Hazeldean Road, the parking areas and the building entrances.

Guideline 15: Use landscaping or similar means to delineate pedestrian walkways and pedestrian access to the buildings.

Comment: Specialty hard landscaping materials distinguish the pedestrian walkway from other hard materials.

Guideline 16: Locate required bicycle parking close to the building entrance in a manner that does not impede pedestrian movement.

Comment: Bicycle parking is located close to the building entrance adjacent to the pedestrian walkway, but not on the pedestrian walkway so as not to obstruct the full 2.0 width of the walkway.

Guideline 17: Locate surface parking areas and stacking lanes at the side or rear of buildings.

Comment: Surface parking is located at the sides and rear of the building. The requirements for stacking lanes are quite limited since the drive-through services a bank, but the minimum number of queuing spaces required by the zoning by-law are located at the rear of the building.

Guideline 18: Minimize the number and width of driveways from the public street while ensuring they meet the requirements of the Private Approach By-law.

Comment: The bank will be located on the site of an existing shopping mall, so no new driveways are added to the site. The width of the existing driveways will not be altered.

Guideline 19: Locate vehicular access points to the sites as far away as possible from street intersections. Locate vehicle access points to corner sites on the secondary street.

Comment: The bank is located on the site of an existing shopping mall, so no new driveways will be added to the site and no alterations to driveways will be required.

Guideline 20: Locate stacking lanes away from adjacent sensitive uses, such as residential and outdoor amenity areas, to reduce the impacts of noise and pollution that could be caused by stacking cars on such uses. Use landscaping and fencing to help buffer potential impacts.

Comment: The requirements for stacking lanes are quite limited since the drive-through services a bank, but the required number of queuing spaces are located at the rear of the building fully within the parking lot of the existing shopping mall and at a substantial distance from residential and outdoor amenity areas.

Guideline 21: Locate the start point to the stacking lane at the rear of the site so that queued vehicles do not block traffic along the public streets or the movement of other vehicles on site.

Comment: The stacking lane is located at the rear of the new bank building and will not impede the flow of traffic in the parking lot of the shopping centre. It is not near to the public street.

Guideline 22: Avoid locating the stacking lane between the building and the public street.

Comment: The stacking lane is located on the south side of the building to avoid placing it between the building and Hazeldean Road.

Guideline 23: Provide escape lanes and the appropriate number of queuing spaces as required by the Zoning by-law to create efficient stacking lanes and to minimize on-site conflicts.

Comment: Escape lanes are not required for this bank building under the Zoning By-law; the appropriate number of queuing spaces is provided. Please refer to the Site Plan Zoning by-law Compliance Summary in this report.

Guideline 24: Separate stacking lanes from parking areas and driveways using landscaped islands, decorative pavement, pervious islands and painted lines.

Comment: A 0.8 m landscaping strip separates the stacking lanes from the parking area. This strip contains new shrubs.

Guideline 25: Design the on-site circulation to minimize the conflicts between pedestrians and vehicles.

Comment: On-site circulation has been carefully planned to ensure smooth and safe flow of vehicular and pedestrian traffic by aligning drive aisles, minimizing intersections and eliminating visual obstructions.

Guideline 26: Provide separate stacking lanes when two drive-through uses exist on the same site.

Comment: This guideline does not apply as there is only one drive-through use on the site.

Guideline 27: Provide only the minimum number of parking spaces required by the Zoning By- law.

Comment: Minimum parking requirements provided in full compliance with Zoning Bylaw 2008-250.

Guideline 28: Plant street trees between 7.0 to 10.0 metres apart along public streets. Plant trees in permeable surface areas, with approximately 10.0 square metres of soil area per tree.

Comment: New street trees along Hazeldean Road are spaced at 8.0 m apart. They are planted in a grass landscape area with more than 10.0 square metres of soil area per tree.

Guideline 29: Select trees, shrubs and other vegetation considering their tolerance to urban conditions, such as road salt and heat. Give preference to native species of the region that are of equal suitability.

Comment: All new plantings have been selected for tolerance to urban conditions in Ottawa with preference to native species.

Guideline 30: Provide a minimum 3.0 metre wide landscape area along the edge of a site where parking areas, drive lanes or stacking lanes are adjacent to a public street. Use trees, shrubs and low walls to screen cars from view while allowing eye level visibility into the site.

Comment: A 3.0 m wide landscape area will be maintained between the building / parking areas and Hazeldean Road. The area is landscaped with pervious materials (grass) and planted with trees as described in the responses to Guideline 29 and 30 above.

Guideline 31: Provide a minimum 2.5 metre wide landscape area along the site’s side and rear yards in order to provide screening and enhance site environmental benefits.

Comment: The area at the rear of the shopping mall is identified on the site plan (SP-01) as the “Internal Side Yard”. A 4.8 m wide landscape area exists at the “Internal Side Yard” and will be maintained. The lot line between 420 Hazeldean and 430 Hazeldean is identified on the site plan (SP-01) as the “Rear Yard”. There is no existing landscape area at the “Rear Yard” due to its proximity and shared parking lot use with 430 Hazeldean. The conditions at the “Rear Yard” will be maintained as-is.

Guideline 32: Provide a minimum 3.0 metre wide landscape area, which may include a solid wall or fence in addition to planting, at the edges of sites that are adjacent to residential or institutional properties.

Comment: The yard located at the rear of the shopping mall backs on to residential properties. This is identified on the site plan (SP-01) as the “Internal Side Yard”. The existing fence here will be maintained.

Guideline 33: Protect and feature heritage, specimen and mature trees on the site by minimizing grade changes and preserving permeable surfaces.

Comment: All mature trees will be preserved in the best growing conditions possible at their existing locations. No heritage or specimen trees have been identified on the site. Please refer to the Tree Conservation Report and Landscape Plan (L-1).

Guideline 34: Use green building technologies such as green roofs, drip irrigation, and other Leadership in Energy and Environmental Design (LEED) approaches.

Comment: The building uses green building technologies to achieve or surpass the energy efficiency requirements of the Ontario Building Code.

Guideline 35: Use sodded areas and shrub beds to collect, store and filter stormwater in order to improve groundwater recharge.

Comment: The existing site does not offer ample opportunities for contemporary sustainable stormwater management practices, but the existing landscape areas are generous in size and contain pervious materials (grass). Some new landscape areas in the area of the bank building are landscaped with pervious materials and shrubs.

Guideline 36: Divide large parking areas into smaller and well-defined sections using soft and hard landscaping in order minimize the amount of paved area.

Comment: Where possible the existing parking layout has been reconfigured to break up the parking area into smaller sections by the use of soft and hard landscaping.

Guideline 37: Locate and design ground-mounted and wall-mounted signs to complement the character and scale of the area. Integrate landscape features with ground mounted signs.

Comment: Building mounted signs have been thoughtfully integrated into the design of the facades in order to enrich the character of the building. The intent is to be in keeping with the signage scale of the area and to exceed the architectural quality of the area.

Guideline 38: Use pavement markings and directional signs to enhance clarity of movement patterns on site.

Comment: Pavement markings and directional signs provided by the bank for the drive-through will provide clear indications of vehicular travel at the drive-through.

Guideline 39: Design buildings to include defined spaces to accommodate signs that respect building scale, architectural features, signage uniformity and established streetscape design objectives.

Comment: The new bank building exhibits a careful integration of signage with the materials and facades.

Guideline 40: Restrict temporary and portable signs. Prohibit billboards, revolving signs and roof signs on private property.

Comment: Temporary and portable signs are not proposed.

Guideline 41: Design sign illumination to be task-oriented and avoid glare/light spillover toward adjacent land uses.

Comment: Sign illumination has been calibrated to provide the necessary amount for identification of key elements and for carrying out tasks without producing glare or light spillover.

Guideline 42: Design garbage enclosures that are external to the building with the same materials as the building and ensure that the wall height is sufficient to completely conceal garbage dumpsters.

Comment: "Moloks" are proposed in lieu of conventional garbage dumpsters at the new bank building. “Moloks” are a proprietary storage system consisting of removable cylindrical bins stored below grade. Approximately 1.5 m of the bins are visible above grade but these are partially concealed by shrubs planted around the perimeter of the containers. The bins are emptied by special service vehicles that make regular visits to lift and empty the bins.

Guideline 43: Enclose all utility equipment within buildings or screen them from both public streets and private properties to the rear. These include utility boxes, garbage and recycling container storage, loading docks and ramps, and air conditioner compressors.

Comment: All utility equipment is concealed or screened from the streets and private properties.

Guideline 44: Locate noise-generating areas, including ordering board speakers, outdoor loading areas and garbage storage, away from sensitive uses such as residential areas and schools.

Comment: Due to the use of the new building as a bank there are no speakers required. Garbage storage, as described above at Guideline 42 above, is located to the west of the new building. The nearest residential area to the garbage storage is located to the north across Hazeldean Road,

32 which represents a considerable distance in excess of 70 m (approximately). No loading areas are required under the Zoning by-law for a building of this size and use in this location.

Guideline 45: Buffer potential noise impacts with building structures, landscaped berms or attenuation fencing (minimum 1.8 metre in height) in front with landscaping.

Comment: Due to the building’s use as a bank, noise impacts are not anticipated.

Guideline 46: Design lighting so that there is no light spillage, glare or light cast over adjacent uses. Direct and/or shield lighting sources away from adjacent residential properties and provide screening as necessary.

Comment: The lighting has been designed by the electrical engineers of the project to avoid spillage, glare and trespass. Please refer to the electrical plans.

Guideline 47: Use efficient white light sources to reduce energy costs and to create a natural colour balance for safety and security.

Comment: Efficient white light sources are used to reduce energy costs and to provide natural colour balance.

Guideline 48: Plan the site to include areas for temporary snow storage without conflicting with site circulation, landscaping and utility boxes.

Comment: Previously established snow storage locations on the site will continue to be employed in order to avoid conflicts with traffic flow, landscaping and utilities.

Guideline 49: Provide views and clear sightlines between the site and surrounding uses to ensure sufficient safety and comfort levels.

Comment: Due the nature of the business conducted in the new building, site security has been considered to prioritize personal and property security.

6. Conclusion

The proposed site plan is complies with the policies of the City of Ottawa Official Plan as discussed in this report.

The proposed site plan complies with the City of Ottawa’s “Urban Design Guidelines for Drive- Through Facilities” as discussed in this report.