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420 Hazeldean Road Site Plan Application for Bank of Montreal

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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. 1 Figure 1: Existing Land Use Figure 2: Photo of Petro Canada gas station and garage to the east of the subject property 2 Figure 3: Photo of Hazeldean Mall to the east of the subject property Figure 4: Photo of subject property looking west from Carbrooke Street 3 Figure 5: Photo of subject property viewed from Hazeldean Road Figure 6: Photo of subject property and 430 Hazeldean Road viewed from Hazeldean Road 4 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. 5 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 6 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 7 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 8 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. 9 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 10 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) 11 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: 12 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 13 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’.
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