Please find enclosed the following plans and studies in support of the Site Plan Amendment application:

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1 PLANNING RATIONALE 223 McLeod Street Ottawa, ON K2P 0Z fotenn.com 5 July 2016 Cheryl McWilliams Planner III City of Ottawa Planning & Growth Management 110 Laurier Avenue West Ottawa, ON K1P 1J1 Re: Site Plan Amendment Application 110 Place D Orléans Drive - Place D Orléans Shopping Centre Proposed Retail Store Dear Ms. McWilliams, Primaris Management Inc. ( Primaris ) has retained FOTENN Consultants Inc. ( FOTENN ) to prepare a Planning Rationale in support of a Site Plan Amendment application for the Place D Orléans Shopping Centre site, known municipally as 110 Place D Orléans Drive (the subject property ). Primaris is proposing the development of a stand-alone retail store along the northern edge of the subject property, in the southeast corner of the intersection of Champlain Street and Place D Orléans Drive. A Site Plan Agreement is already registered on title for the subject property. An amendment to the Agreement is required to permit the development of the proposed retail store. A Site Plan Amendment application for a bank proposed in the southwest corner of the subject property was submitted to the City of Ottawa on June 15, 2016 (D ). Please find enclosed the following plans and studies in support of the Site Plan Amendment application: Two (2) copies of a Survey Plan, prepared by Fairhall Moffatt and Woodland Limited, dated April 25, 2016; Thirty-five (35) copies of the Site Plan Drawings (SP-01, SP-02, and SP-03), prepared by SMV Architects, dated June 24, 2016; Thirty-five (35) copies of the Electrical Site Plan, prepared by Hammerschlag + Joffe Inc., dated June 17, 2016; Thirty-five (35) copies of the Landscape Plans (SPL1 and SPL2), prepared by Ferris + Associates Inc., dated April 12, 2016; Three (3) copies of the Architectural Building Elevation Drawings (A300 and A301), prepared by SMV Architects, dated June 24, 2016; Four (4) copies of a Geotechnical Investigation Report, prepared by Stantec, dated June 2016; Six (6) copies of a Servicing and Storm Water Management Report, prepared by Odan Detech Consulting Engineers, dated June 2016; PLANNINGDESIGNLANDSCAPE ARCHITECTURE

2 Thirty-five (35) copies of a Site Servicing Plan prepared by Odan Detech Consulting Engineers, dated June 13, 2016; and Thirty-five (35) copies of a Site Grading & Erosion & Sediment Control Plan prepared by Odan Detech Consulting Engineers, dated June 13, Context & Existing Conditions The subject property is located in Orléans, also referred to as Ottawa s East Urban Community (EUC). The subject property is occupied by Place D Orléans Shopping Centre, a traditional, enclosed shopping centre which contains a range of shops and services. A stand-alone retail food store is located in the southeast corner of the subject property. The balance of the property is developed with surface, structured and underground parking in support of the above noted uses. The Orléans Transit Station immediately abuts the northwest corner of the subject property, immediately west of the proposed stand-alone retail store. The Transit Station currently accommodates Bus Rapid Transit (BRT) but it is planned to be converted to Light Rapid Transit (LRT). A Park & Ride facility is located on the north side of Highway 174 and is connected to the Transit Station by way of an enclosed pedestrian bridge. The block on which the Shopping Centre and Transit Station are located was created by closing a portion of Champlain Street and constructing a new, circular Arterial Road (Place D Orléans Drive) which connects with St. Joseph Boulevard in two places. St. Joseph Boulevard is an Arterial Mainstreet and is Orléans original commercial corridor. A small (approximately 50 metre) section of Champlain Street still exists between the subject property s southern edge and St. Joseph Boulevard. Similarly, a small section of Champlain Street abuts the subject property s northern edge and serves to separate the Transit Station from the site of the proposed stand-alone retail store. This section of Champlain Street provides access for municipal buses to the Transit Station. Champlain Street continues north over Highway 174 to its terminus close to the Ottawa River. While Champlain Street does have sidewalks on either side, the aforementioned enclosed pedestrian bridge over the highway provides a more comfortable crossing for pedestrians. Highway 174 is a major expressway connecting Orléans with downtown Ottawa via Highway 417. Highway 174 is a 4-lane, divided Freeway that dips below grade in front of the Shopping Centre. This stretch of Highway 174 has a ROW ranging from 85 to 215 metres, due to the off/on ramp located on the north side of the highway. The location of the proposed retail store is currently used for surface parking. Proposed Development Primaris is proposing to develop a stand-alone retail store along the northern edge of the subject property, in the southeast corner of the intersection of Place D Orléans Drive and Champlain Street. The proposed one-storey building is metres wide by metres deep, for a building footprint of 427 square metres (4,596 square feet). The Site Plan Amendment Place D Orléans- Retail Store Primaris 2

3 proposed building is setback 4.22 metres from the existing property line along Place D Orléans Drive and 6.72 metres from the property line along Champlain Street. The entrance to the retail store is on the southern building facade, facing into the shopping centre site. Concrete sidewalks are proposed along the east and south sides of the building, which have a width of 3.0 metres. The proposed retail store would be accessed from the existing Shopping Centre parking lot; no new vehicular connections are proposed to Place D Orléans Drive or Champlain Street. The surface parking that currently exists in the location of the proposed retail store would be modified. A total of 3,727 parking spaces are currently located across the subject property. The proposed development would eliminate 55 parking spaces, leaving 3,672 parking spaces. The bank proposed in the southwest corner of the site would eliminate another 71 parking spaces. Two (2) barrier-free parking spaces are proposed adjacent to the sidewalk along the south side of the proposed retail store, with convenient access to the front entrance on the south side of the building. It is proposed that the existing landscaping along the north and west perimeter of the subject property be modified. Please refer to the Hard Landscape and Planting Plan for more information. Policy & Regulatory Framework Provincial Policy Statement (PPS) (2014) The Provincial Policy Statement (PPS) was adopted in 2014 by the Government of Ontario under authority of Section 3 of the Planning Act. The PSS contains policies for land use planning in the province and serves to advance provincial interests in the built and natural environments. All planning decisions in Ontario must be consistent with the PPS. The PPS promotes efficient development and land use patterns that minimize land consumption and servicing costs. An appropriate range and mix of employment uses, including industrial and commercial uses, must be accommodated. PPS policies require that settlement areas be the focus of growth and development and promote their vitality and regeneration. Land use patterns within settlement areas shall be based on densities and a mix of land uses which efficiently use land and resources and efficiently use available infrastructure. Development that supports active transportation and is transit-supportive is also encouraged. Policy encourages intensification, where existing or planned infrastructure is available. Policy of the PPS encourages a land use pattern, density and mix of uses that minimize the length and number of vehicle trips and support current and future use of transit and active transportation. Section 1.7 contains policies for long-term economic prosperity. Specifically, Policy 1.7.1(c) states that long-term economic prosperity should be supported by maintaining and, where possible, enhancing the vitality and viability of downtowns and mainstreets. Site Plan Amendment Place D Orléans- Retail Store Primaris 3

4 To promote energy conservation, protection of air quality, and mitigation against climate change, Policy of the PPS requires land use and development patterns that promote compact form and a structure of nodes and corridors. The policy also promotes the use of active transportation and transit in and between residential, employment (including commercial and industrial) and institutional uses and other areas. The proposed development meets the policies of the PPS as the retail store intensifies transit-supportive uses on a property that is located immediately adjacent to a Transit Station. In addition to supporting transit ridership, the proposed retail store makes efficient use of existing municipal services. City of Ottawa Official Plan (2003, as amended) The majority of the subject property, including the location where the retail store is proposed, is designated Mixed Use Centre (Town Centre) on Schedule B - Urban Policy Plan of the Official Plan. Section Mixed-Use Centres of the Official Plan identifies Mixed Use Centres as strategic locations on the rapid-transit network that are also adjacent to major roads and accessible by walking and cycling. Mixed Use Centres have high potential to achieve compact and mixed-use development and represent opportunities for substantial growth. Transit-supportive land uses, including retail uses, are encouraged in the Mixed Use Centre designation. Policy h) of the Official Plan states Allow for the potential redevelopment of surface parking areas. Similarly, Policy e) states Where parking lots exist, it is encouraged that the land use(s) they serve be intensified. The proposed retail store achieves this policy by replacing 55 parking spaces with a new retail store. Town Centres have an employment target of 10,000 jobs. Further, Section of the Official Plan sets out a minimum density target for the Place D Orléans Town Centre of 120 people and jobs per gross hectare post-2031 (based on a 2006 density of 48 people and jobs per gross hectare). The proposed retail store will contribute to this target. Section of the Official Plan contains objectives and principles for urban design and compatibility. The proposed development meets these objectives as follows: Enhance the sense of community by creating and maintaining places with their own distinct identity. The proposed retail store maintains the commercial identity of the subject property, which is designated the Town Centre of Orléans. Define quality public and private spaces through development The proposed retail store serves to remove some of the surface parking that currently exists between the main shopping centre building and the public rightof-way along the north side of the subject property. The proposed retail store is brought up to both Place D Orléans Drive and Champlain Street but is oriented inwards towards the existing shopping centre building due to the harsh pedestrian conditions adjacent to Highway 174 to the north. Create places that are safe, accessible and are easy to get to, and move through Site Plan Amendment Place D Orléans- Retail Store Primaris 4

5 A private, landscaped pathway is proposed from the store entrance to Champlain Street. This pathway provides a pedestrian-friendly connection between the store and the Transit Station to the immediate west. The landscaped pathway also contains a bike rack, providing a pleasant environment for cyclists parking their bicycles. The pathways proposed along the southern and eastern sides of the retail store serve to separate pedestrians from vehicles as customers make their way from the parking area to the store entrance. The proposed retail store will generate more activity in the area surrounding the Transit Station outside of peak commuting hours, which could contribute to the perceived safety of pedestrians. Ensure that new development respects the character of existing areas The proposed retail store replaces an area of existing surface parking with a new building. Only two other buildings currently exist in close proximity to the proposed retail store; the main shopping centre building to the south and the Transit Station to the west. Given the unique characteristics of these two adjacent uses, the area does not have a defined character that new development should reflect. Consider adaptability and diversity by creating places that can adapt and evolve easily over time and that are characterized by variety and choice The proposed retail store, which would remove an existing area of surface parking, contributes to the Shopping Centre by achieving a more compact urban form over time. Policy 5 of Section of the Official Plan identifies Mixed Use Centres as Design Priority Areas. The objectives of the Official Plan support Design Priority Areas by directing growth to many of them, protecting and enhancing the character and sustainability of these places as mixed-use communities, and to provide a focus for coordinating urban design efforts and enhancements. Policy 2 of Section 4.11 contains criteria for evaluating the compatibility of development applications. The proposed retail store meets the applicable criteria, including: Traffic: The proposed retail store is not anticipated to generate a significant increase in vehicular traffic. Due to the low rates of traffic anticipated, a Traffic Impact Study was not required for this application. Vehicular Access: The proposed development is located within an existing parking lot and accessed via existing vehicular connections to adjacent municipal roads. Vehicular access to the proposed retail store is designed to occur within the existing parking lot and no new curb cuts or access / egress points are required. Parking Requirements: The Place D Orléans shopping centre site is considered one lot for zoning purposes. The number of parking spaces on the subject property currently exceeds the maximum number of parking spaces permitted for shopping centres within 600 metres of a Rapid Transit Station. Therefore, the removal of 55 parking spaces to accommodate the proposed retail store brings the subject property further in-line with Site Plan Amendment Place D Orléans- Retail Store Primaris 5

6 the Zoning By-law. Barrier-free parking spaces are proposed adjacent to the southern facade of the proposed retail store. Loading Areas, Service Areas, and Outdoor Storage: One loading space is proposed adjacent to the northeast corner of the retail store. The location of the loading space, with landscaping/the Place D Orléans Drive right-of-way on the north side and a wide median on the south side, results in the separation of delivery trucks from customers arriving and leaving the store. The Hard Landscape and Planting Plan proposes five (5) shrubs along the northern edge of the loading space so that it is screened from Place D Orléans Drive. Lighting: There are no light-sensitive uses in the area surrounding the location of the proposed retail store. More specifically, Highway 174 is located to the immediate north, the Transit Station is located to the immediate west, and the remainder of the shopping centre lands are located to the east and south. All lighting will be designed to City of Ottawa standards. Noise and Air Quality: There are no sensitive receptors in the immediate area and the proposed development is not anticipated to generate noise or air quality concerns. Sunlight: Given the one-storey height of the proposed building and the lack of sensitive uses in the immediate vicinity, there will be no shadowing impacts. Microclimate: The building is not anticipated to cause any adverse effects related to wind, snow drifting, or temperature. Supporting Neighbourhood Services: The proposed retail store contributes to the range of retail stores available to meet the needs of the Orléans community. City of Ottawa Official Plan Amendment (OPA) 150 OPA 150 was adopted by Council in 2014 but subsequently appealed to the Ontario Municipal Board (OMB). Although the Plan is not in full force and effect, the revised policies indicate the future direction of Council for land use planning in the City. OPA 150 revises Section 2.3 so that target of 120 persons or jobs per gross hectare in the Orléans Town Centre is changed into a requirement. OPA 150 revises Section 4.11 to contain new policies related to urban design and compatibility. Policy states that: Proponents of new development will demonstrate, at the time of application, how the design of their development fits with the existing desirable character and planned function of the surrounding area. Due to the presence of the Highway 174 right-of-way, there is no development to the north of the subject property. The only buildings located in close proximity to the proposed retail store are the main shopping centre building and the Transit Station. Therefore, in this circumstance, comparing the proposed retail store to the existing desirable character of the area is not a useful measure of the compatibility of the proposed development. Site Plan Amendment Place D Orléans- Retail Store Primaris 6

7 A better measurement of the compatibility of the proposed retail store is to compare it to the planned function of the area. The planned function is a Mixed Use Centre that accommodates a variety of transit-supportive land uses (such as retail) which generate jobs and intensify underutilized areas (such as surface parking lots). Policy of OPA 150 requires that all new development: a) orient the principal faced and entrance(s) of main building(s) to the street; b) include windows on building elevations that are visible from public spaces; and c) use architectural elements, massing and landscaping to accentuate main building entrances. Despite the presence of a sidewalk along the south side, Place D Orléans Drive does not have a pedestrian-friendly environment and is not likely to develop one given that Highway 174 is located to the immediate north. Therefore, the proposed retail store is oriented inwards towards the main Shopping Centre building. More specifically, the store entrance is on the south building facade and a pathway connects the store entrance to Champlain Street, beyond which is the Transit Station. The proposed building orientation, away from the noise and vehicular activity along Place D Orléans Drive, Champlain Street, and Highway 174, provides a more comfortable pedestrian environment for both customers arriving via transit and for customers parking their vehicles/bicycles and walking towards the store entrance. The store entrance is accentuated by windows, a tall parapet, and signage. As demonstrated on the Hard Landscape and Planting Plan, the north and west sides of the proposed retail store, which face Place D Orléans Drive and Champlain Street respectively, will be landscaped with a variety of new plantings. The new landscaping, in addition to the location of the building close to the two rights-of-way, will improve the aesthetics of this corner, which is currently characterized by surface parking, a single tree, and a narrow band of grass abutting Champlain Street. Policy of OPA 150 states that loading facilities should be designed in such a way that they cannot be seen from or impact the public street and pedestrian and cycle pathways. As previously mentioned, the proposed loading space is located in the northeast corner of the retail store, away from the pedestrian pathway to Champlain Street and on the edge of the parking area. Further, the loading space will be screened from Place D Orléans Drive by way of new plantings. Comprehensive Zoning By-law The subject property is zoned Mixed-Use Centre, Exception 1333, Floor Space Index 2.0 (MC[1333] F(2.0)) in the Comprehensive Zoning By-law ( ). Retail stores are a permitted use in the MC zone. Exception 1333 permits car wash, drive-through facility, and gas bar uses. Site Plan Amendment Place D Orléans- Retail Store Primaris 7

8 Section 93 of the Zoning By-law establishes that a group of occupancies located in a Mixed-Use Centre Zone that are designed, developed, and managed as a unit shall be considered as one lot for the purposes of applying zoning provisions and regulations. The following table summarizes the applicable zoning provisions and the performance of the proposed retail store against these standards: Table 1: Mixed-Use Centre (MC) Zoning Requirements Zoning Mechanism Provision Proposal Minimum lot area Subject property: 174,916 m 2 Minimum lot width Subject property: ~280m Minimum front yard setback Where not abutting a lot in a residential zone & not abutting the rapid transit corridor Retail store: N/A Minimum corner side yard setback Where not abutting a lot in a residential zone & not abutting the rapid transit corridor Retail store: 4.22 m and 6.72 Minimum interior side yard setback Where not abutting a lot in a residential zone & not abutting the rapid transit corridor Retail store: N/A Minimum rear yard setback Where not abutting a lot in a residential zone & not abutting the rapid transit corridor Retail store: N/A Maximum floor space index 2.0 Subject property: Minimum building height Within 400 metres of a rapid transit station 6.7 m Retail store: 7.0 m Beyond 400 metres of a rapid transit station N/A Maximum building height Where not abutting an R1, R2, R3, or R4 zone No maximum Retail store: 7.0 m Site Plan Amendment Place D Orléans- Retail Store Primaris 8

9 Zoning Mechanism Provision Proposal Minimum width of landscaped area Varies Conclusions The proposed amendment to the Site Plan Agreement for 110 Place D Orléans Drive to accommodate a stand-alone retail store represents good planning and is in the public interest. The proposal meets the policies of the Provincial Policy Statement (2014), the City of Ottawa Official Plan (2003), and the policies contained in Official Plan Amendment (OPA) 150. The proposed retail store also meets the provisions established in the Comprehensive Zoning By-law ( ). Sincerely, Carl Furney, MCIP RPP Senior Planner FOTENN Consultants Inc. Julie Carrara, MCIP RPP Planner FOTENN Consultants Inc. Site Plan Amendment Place D Orléans- Retail Store Primaris 9