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BRITANNIA PLAZA
1495 Richmond Road
PLANNING RATIONALE
Prepared by:
NOVATECH ENGINEERING CONSULTANTS LTD.
Suite 200, 240 Michael Cowpland Drive Ottawa, Ontario
K2M 1P6
April 2, 2013
Novatech File: 113042
M:\2013\113042\DATA\APPLICATIONS\SITE PLAN\20130318-PRATIONALINTROLETTRE.DOC
April 2, 2013 Nick Sawyer Colonnade Development 16 Concourse Gate, Suite 200 Ottawa, Ontario K2E 7S8
Reference: Britannia Plaza, 1495 Richmond Road, Site Plan Application
Planning Rationale
Our File No.: 113042
The following Planning Rationale has been prepared in support of a site plan application for the proposed redevelopment of the portion of the Britannia Plaza that was destroyed by fire in 2009. The proposed redevelopment consists of a one-storey commercial building separated into three commercial/retail units, as well as a drive-through facility. Based on the findings of this Planning Rationale, the proposed site plan is consistent with the Provincial Policy Statement, conforms to the policies in the City of Ottawa Official Plan, complies with the provisions of the City’s Zoning By-law, is consistent with other relevant planning documents and represents good land use planning. If you have any questions as you complete your review, please do not hesitate to contact me. Sincerely,
NOVATECH ENGINEERING CONSULTANTS LTD.
Cynthia Jacques Planner
CONTENTS
1.0 INTRODUCTION
1.1 Purpose ........................................................................1 1.2 Site Plan Proposal .......................................................1
2.0 COMMUNITY CONTEXT 2.1 Site Description...........................................................3 2.2 Surrounding Uses........................................................6 2.3 Transportation .............................................................7
3.0 PLANNING POLICY AND REGULATORY FRAMEWORK
3.1 Provincial Policy Statement (2005) ..............................8 3.2 City of Ottawa Official Plan ........................................11
3.2.1 Arterial Mainstreet Designation ...................11 3.2.2 Review of Development Applications and Land Use Compatibility ........................................14
3.3 City of Ottawa Zoning By-law 2008-250.....................16 3.3.1 Zones..........................................................16 3.3.2 Parking & Queuing......................................19
3.4 Urban Design Guidelines...........................................20 3.4.1 Design Guidelines for Arterial Mainstreets ..20 3.4.2 Design Guidelines for Drive-Through Facilities...............................................................21
4.0 SUMMARY ...........................................................................22
PLANNING RATIONALE, 1495 Richmond Road April 2, 2013
PAGE 1
1.0 INTRODUCTION
This Planning Rationale has been prepared in support of a site plan application for the property
located at 1495 Richmond Road in the City of Ottawa.
The 11,031.90 m2 (2.7 acre) property is located at the north-east corner the intersection of
Richmond Road and Poulin Avenue, and is occupied by the Britannia Plaza, a neighbourhood
commercial plaza. The most easterly portion of the Subject Property along Richmond Road has
been vacant since a fire destroyed the former building in 2009. This portion of the site
comprises the “Redevelopment Lands”.
The site plan proposes to redevelop the vacant easterly portion of the Britannia Plaza, replacing
the structure that was destroyed by fire in 2009. The new structure will consist of three new
commercial units, with a total gross floor area (as defined in the City’s Zoning By-law) of 550 m2
of commercial space. Two retail stores are proposed for the westerly units, while the most
easterly unit is expected to be occupied by a bank. A drive-through facility is proposed for the
bank tenant.
1.1 PURPOSE
Novatech Engineering Consultants Ltd. (Novatech) has prepared this Planning Rationale in
support of a site plan application for the redevelopment of the eastern portion of the 11,031.90
m2 (2.7 acre) property located at 1495 Richmond Road. The site plan proposes to replace that
part of the plaza that was lost to fire in 2009 with a detached, single-storey commercial building
containing two retail units and a bank with a drive-through.
This Planning Rationale will demonstrate how the proposed development is:
• Consistent with the policies of the Provincial Policy Statement
• Conforms to the policies of the City of Ottawa Official Plan
• In keeping with the intent of the provisions of the Zoning By-law
• Consistent with the Urban Design Guidelines for Arterial Mainstreets and the Urban
Design Guidelines Drive-Trough Facilities
1.2 PROPOSAL
The proposal for the Redevelopment Lands located at 1495 Richmond Road is for a single-
storey infill building consisting of three commercial units and a drive-through facility, replacing
PLANNING RATIONALE, 1495 Richmond Road April 2, 2013
PAGE 2
the easterly portion of the plaza that was destroyed by fire in 2009. The building footprint for the
replacement building is smaller than the former commercial building that occupied the
Redevelopment Lands prior to the fire, which was approximately 725 m2 in size. The planned
redevelopment will reintroduce 550 m2 of commercial space to the upper level of the plaza, and
will be divided into three separate units: two retail stores and bank with a drive-through bank
machine. Specific tenants for the two retail units have not yet been identified. The development
will use the existing two vehicular access points to the site (one off of Richmond Road and one
off of Poulin Avenue). The proposed site plan is shown in Figure 1. A full-size copy of the site
plan is provided at the back of this Planning Rationale.
Figure 1: Site Plan
This replacement building will introduce new commercial uses to the Britannia Plaza, and
intensify the uses on the site. The redevelopment will feature a design that is cohesive with the
already modernized westerly section of the plaza (renovated in 2011), and will contribute to the
improved aesthetic quality of the streetscape. This location is ideal for retail/commercial
PLANNING RATIONALE, 1495 Richmond Road April 2, 2013
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development given its location along a designated Arterial Mainstreet and accessibility by
various modes of transportation.
As noted in Section 3.6.3 of the Official Plan, Arterial Mainstreets are generally “more
automobile-oriented environment[s]”. The site plan proposal includes a drive-through facility
associated with the bank tenant, to ensure a competitive advantage with other financial
institutions in the area that have drive-through facilities, including the TD Bank branch (with a
drive-through facility) located across the street from the Subject Property. The proposed drive-
through facility will be located along the easterly side of the building, and will be separated from
the adjacent land use to the east (the Dairy Queen) by a parking area and a retaining wall. In
addition, the Dairy Queen on the abutting property to the east is situated such that only a
(windowless) brick wall of the Dairy Queen building abuts the Subject Property.
2.0 COMMUNITY CONTEXT
2.1 SITE DESCRIPTION
The property is legally described as Part of Block A, Registered Plan 427924 in the City of
Ottawa (the “Subject Property”, illustrated in Figure 2). The property is irregularly shaped and is
11,031.90 m2 (2.7 acre) in size. The property is occupied by the Britannia Plaza, a
neighbourhood commercial plaza that is divided into two levels due to the grade change
between Richmond Road and Priscilla Street. The upper level of the plaza that fronts along
Richmond Road originally comprised two separate buildings, each containing several
commercial units, separated by a stairway leading to the lower level of the plaza (refer to Figure
3). The easterly building—once accommodating a pawnshop, bike store and Rockin' Johnny's
Diner—was destroyed by a fire in 2009. This portion of the site has remained vacant since the
fire, and comprises the portion of the site that is subject to this proposed site plan (the
Redevelopment Lands) (refer to Figure 2 and Figure 4).
The westerly building on the upper level of the plaza underwent renovations in 2011 to
modernize the 1960’s structure. This building currently houses a Farm Boy, Rainbow Foods and
the Royal Britannia Pub. Additional shops (including a Quickie and a Money Mart), as well as a
covered parking area make up the lower level of the shopping plaza, accessed at the rear of the
property via Priscilla Street.
PLANNING RATIONALE, 1495 Richmond Road April 2, 2013
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Figure 2: View of Subject Property
PLANNING RATIONALE, 1495 Richmond Road April 2, 2013
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Figure 3: Aerial View of Subject Property Prior to the 2009 Fire and 2011 Renovation
Figure 4: Current View of Redevelopment Lands (Vacant)
PLANNING RATIONALE, 1495 Richmond Road April 2, 2013
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2.2 SURROUNDING USES
The Subject Property, the Brittania Plaza, is located along the north side of Richmond Road, at
the intersection of Poulin Avenue (see Figure 5). On the upper level of the plaza, fronting along
Richmond Road, there is a large Farmboy grocery store, Rainbow Foods natural food store, and
the Royal Britannia Pub. The most easterly portion of the upper level of the plaza comprises the
Redevelopment Lands, which have been vacant since the loss of a restaurant and retail uses
due to a fire in 2009. At the lower level of the Britannia Plaza, fronting along Poulin Avenue and
Priscilla Street, there are additional retail stores, including a Quickie, the Chandlery Marine
Supplies store, and a hair salon, among other shops. The most easterly portion of the lower
level of the plaza is occupied by a covered parking area. The delivery bays for the retail stores
in the plaza are also located on the lower level, accessed via Priscilla Street.
In proximity to the Subject Property, there is a mix of commercial/retail and residential uses
(higher density housing types), particularly along Richmond Road and Carling Avenue. Across
the street from the Subject Property, along the south side of Richmond Road, there is another
shopping plaza, the Towne and Country Village Plaza. There are several retailers and
restaurants in this plaza, including a Shopper’s Drug Mart, a Thrift Store, Pet Valu, Baskin
Robbins, First Choice Haircutters, and a TD Bank with a drive-through facility. Also within this
plaza, fronting along Carling Avenue, there is a McDonald’s Restaurant with a drive-through
facility. To the west of the Towne and Country Plaza, there is a vacant lot at the south-east
corner of Richmond Road and Poulin Avenue.
As illustrated in Figure 5, there are additional retail/commercial uses located along Richmond
Road and Carling Avenue in proximity to the Subject Property, including the Lincoln Fields
Shopping Centre located east of the Subject Property between Richmond Road and Carling
Avenue. There are also high-rise apartments and community housing in this area. A few
institutional uses, such as a fire station and a church, are also located in proximity to the Subject
Property (refer to Figure 5).
To the north and west of the Subject Property, as well as south of Carling Avenue, residential
uses are predominant (refer to Figure 5). These residential neighbourhoods comprise mainly
low-density housing types, including detached, semi-detached, and duplex dwellings.
The uses (retail/commercial and drive-through facility) proposed for the Redevelopment Lands
are consistent with the surrounding uses, and would further contribute to the mix of uses in the
area.
PLANNING RATIONALE, 1495 Richmond Road April 2, 2013
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Figure 5: View of Subject Property and Surrounding Uses
2.3 TRANSPORTATION
The Subject Property is accessible by foot, bicycle, public transit and motor vehicle. Richmond
Road is designated as an Existing Arterial on Schedule E (Urban Road Network) of the Official
Plan. Carling Avenue is also identified as an Existing Arterial.
Table 1 Road of Right-of-Way Protection of Annex 1 of the Official Plan identifies the protected
right-of-way of 37.5 metres for Richmond Road between the Sir John A. Macdonald Parkway
and Highway 417. The limits of the protected right-of-way are shown on the site plan.
Policy 2.2.2.4 b. of the Official Plan states:
PLANNING RATIONALE, 1495 Richmond Road April 2, 2013
PAGE 8
Arterial Mainstreets inside the Greenbelt are designated in this Plan and the
Transportation Master Plan as supplementary rapid transit corridors. As such, the
intent of this Plan is to guide their development toward denser and more urban
forms that will support frequent transit service and prepare them for the high level
of transit that is planned for Supplementary Rapid Transit corridors in the future.
The portion of Richmond Road that passes directly in front of the Subject Property is identified
as a Transit Priority Route in Schedule D of the Official Plan. Several bus routes pass along
Richmond Road in front of the Subject Property, including bus numbers 2 and 16. There are
also busses that pass along Carling Avenue near the Subject Property, including bus number
85. The Subject Property is also near the existing Transitway (the City’s Bus Rapid Transit
Service), which is located east of the property along the Sir John A. Macdonald Parkway
(approximately 700 metres or about a 10-15 minute walk from the Subject Property).
Schedule C of the Official Plan (Primary Urban Cycling Network) identifies Richmond Road as
an On-Road Cycling Route. The proposed development supports cycling through the provision
of secure bicycle parking spaces. The site plan provides more bicycle parking spaces than the
minimum required for the proposed redevelopment, as per Section 112 of the Zoning By-law
(refer to Section 3.3.2 of this report).
The proposed site plan provides for safe, direct pedestrian access from public sidewalks to the
major building entrances on the Redevelopment Lands. These access routes are clearly
identified to pedestrians and motorists through the use of walkway markings on the pavement.
Safe access across the drive through access is also provided and denoted similarly to the
walkways connecting the proposed buildings to the public sidewalk. These pedestrian accesses
are illustrated on the site plan.
A Transportation Impact Study (TIS), prepared by Novatech Engineering Consultants, further
examines the transportation and traffic considerations of the development proposal. The study
has found that the proposed development of the Redevelopment Lands will not cause any
significant transportation impacts.
3.0 PLANNING POLICY AND REGULATORY FRAMEWORK
3.1 PROVINCIAL POLICY STATEMENT (2005)
The 2005 Provincial Policy Statement (PPS) was issued under Section 3 of the Planning Act
and came into effect on March 1, 2005. Under the authority of Section 3 of the Planning Act, all
PLANNING RATIONALE, 1495 Richmond Road April 2, 2013
PAGE 9
decisions affecting planning matters shall be consistent with this policy statement. The specific
policies that are relevant to this site plan application are discussed below.
Section 1.1 Managing and Directing Land Use to Achieve Efficient Development and Land Use
Patterns of the PPS states that communities should be sustained, in part, “promoting efficient
development and land use patterns” and by “accommodating an appropriate range and mix of
residential, employment (including industrial, commercial and institutional uses), recreational
and open space uses to meet long-term needs”.
The proposal to replace retail commercial space on the vacant portion of the Britannia Plaza site
is consistent with this PPS policy as it contributes to the mixed-use nature of the community,
and is an overall more efficient use of the land. Additional retail jobs will also be created as a
result of this development.
Section 1.1.3 Settlement Areas includes policies that direct the form of development in urban
areas. The Subject Property is located within a Settlement Area, as defined by the PPS. Policy
1.1.3.2 states:
Land use patterns within settlement areas shall be based on:
a) densities and a mix of land uses which:
1. efficiently use land and resources;
2. are appropriate for, and efficiently use, the infrastructure and public
service facilities which are planned or available, and avoid the need for
their unjustified and/or uneconomical expansion; and
3. minimize negative impacts to air quality and climate change, and
promote energy efficiency in accordance with policy 1.8; and
b) a range of uses and opportunities for intensification and redevelopment in
accordance with the criteria in policy 1.1.3.3.
The replacement commercial units proposed for the Britannia Plaza site contribute to the mix of
uses found in the area. The commercial redevelopment also makes efficient use of the land, by
developing a currently vacant portion of the site. The development will make efficient use of
public infrastructure and services, including roads, public transportation, municipal water
services, and municipal sewer services.
In Section 1.6 Infrastructure and Public Service Facilities of the PPS, Policy 1.6.2 states:
The use of existing infrastructure and public service facilities should be
optimized, wherever feasible, before consideration is given to developing new
infrastructure and public service facilities.
PLANNING RATIONALE, 1495 Richmond Road April 2, 2013
PAGE 10
In addition, Policy 1.6.4.1 of the PPS states:
Planning for sewage and water services shall:
a) direct and accommodate expected growth in a manner that promotes the
efficient use of existing:
1. municipal sewage services and municipal water services
An Assessment of Adequacy of Public Services/Site Servicing Study was completed by EXP for
the proposed development, to assess whether the existing infrastructure servicing the Subject
Property can accommodate the proposed uses. The study confirms that the existing
infrastructure and servicing at 1495 Richmond Road can accommodate the proposed
development. The site plan proposal is consistent with Policy 1.6.2 of the PPS, making more
efficient use of existing infrastructure.
Section 1.3 Employment Areas of the PPS sets out policies related to the promotion of
economic development and competitiveness. While this section includes policies specific to
designated Employment Areas, it also includes more general policies related to economic
development and job creation. Policy 1.3.1 states:
Planning authorities shall promote economic development and competitiveness
by:
a) providing for an appropriate mix and range of employment (including industrial,
commercial, and institutional uses) to meet long-term needs;
While the proposed development is not located within a designated Employment Area, it
contributes to the range and mix of commercial employment in the area.
Section 1.6.5 Transportation Systems includes policies related to public transportation. Policy
1.6.5.2 states that “Efficient use shall be made of existing and planned infrastructure.” Policy
1.6.5.4 states:
A land use pattern, density and mix of uses should be promoted that minimize
the length and number of vehicle trips and support the development of viable
choices and plans for public transit and other alternative transportation modes,
including commuter rail and bus.
The proposed site plan for the Subject Property is consistent with policy 1.6.5.2 as the
development can be accommodated by existing transportation infrastructure and services (the
Transportation Impact Study prepared by Novatech Engineering Consultants submitted as part
PLANNING RATIONALE, 1495 Richmond Road April 2, 2013
PAGE 11
of this site plan application provides further details). The proposed site plan is also consistent
with policy 1.6.5.4 as it intensifies the uses on the site, which supports the viability of alternative
modes of transportation. The redevelopment will allow for more shopping opportunities in one
place, which can potentially reduce the number of vehicular trips made for shopping trips.
The proposed site plan for the property at 1495 Richmond Road is consistent with the relevant
policies of the PPS.
3.2 CITY OF OTTAWA OFFICIAL PLAN
The City of Ottawa Official Plan was adopted by City Council on May 14, 2003 and modified by
the Minister of Municipal Affairs and Housing on November 10, 2003. There have been
numerous modifications and amendments approved by City Council and the Ontario Municipal
Board. For the purposes of this Planning Rationale, the consolidated online version of the City
of Ottawa 2011 Official Plan (the ‘Official Plan’) was used for reference.
3.2.1 Arterial Mainstreet Designation
The Subject Property is located within the Arterial Mainstreet designation of the City of Ottawa,
as shown on the Urban Policy Plan presented in Schedule B of the Official Plan (refer to Figure
6).
PLANNING RATIONALE, 1495 Richmond Road April 2, 2013
PAGE 12
Figure 6: Excerpt from City of Ottawa Official Plan, Schedule B
Section 3.6.3 Mainstreets of the Official Plan indicates that:
Mainstreets generally developed after 1945, designated as Arterial Mainstreets, typically present an urban fabric of larger lots, larger buildings, varied setbacks, lower densities and a more automobile-oriented environment, often within a divided cross section of four or more lanes. They generally do not provide on-street parking. Parking lots are often located between the buildings and the street, and the predominant existing land use is single-purpose commercial.
The policies set out in Section 3.6.3 of the Official Plan that are relevant to this site plan
application for 1495 Richmond Road include the following:
Policy 3.6.3.1 … [Arterial Mainstreets] are planned to provide a mix of uses and
have the potential to evolve, over time, into more compact, pedestrian-oriented
and transit friendly places…[and] will fulfill and take advantage of their multi-
modal transportation corridor function.
PLANNING RATIONALE, 1495 Richmond Road April 2, 2013
PAGE 13
And;
Policy 3.6.3.3 A broad range of uses is permitted on Traditional and Arterial
Mainstreets, including retail and service commercial uses, offices, residential and
institutional uses…
And;
Policy 3.6.3.6 New gas bars, service stations, automobile sales, and drive-
through facilities are permitted on Arterial Mainstreets and will be evaluated on
the basis of the Design Objectives and Principles in Section 2.5.1, any applicable
Council-approved design guidelines, and the Compatibility policies set out in
Section 4.11.
And;
Policy 3.6.3.8 Redevelopment and infill are encouraged on Traditional and
Arterial Mainstreets in order to optimize the use of land through intensification, in
a building format that encloses and defines the street edge and provides direct
pedestrian access to the sidewalk…
The proposed site plan will replace the commercial building that was lost due to fire in 2009,
introducing new commercial uses to the Britannia Plaza (as encouraged under Policy 3.6.3.3)
and contributing to the mix of uses in the area. Redevelopment of the vacant portion of the
Subject Property creates more compact development and optimizes the use of the land along
the Arterial Mainstreet. The intensification of uses on the site both supports and takes
advantage of the multi-modal transportation services provided along Richmond Road, including
the priority transit service.
By minimizing the number of parking spaces located between the proposed building and street
(Richmond Road), as well as providing sizeable sidewalks and clearly marked pedestrian
crossings, the proposed site plan for the Redevelopment Lands facilitates pedestrian access to
and from the site. The proposed drive-through facility for the financial institution is permitted, as
per Policy 3.6.3.6 for Arterial Mainstreets. A review of how the proposed redevelopment
conforms to the Design Guidelines for Arterial Mainstreets and Drive-Trough Facilities is
provided in Sections 3.4 and 3.5 of this report, respectively.
The proposed redevelopment is consistent with the Arterial Mainstreet policies of the Official
Plan, providing additional retail and service uses along Richmond Road through the
redevelopment of a vacant portion of the Subject Property.
PLANNING RATIONALE, 1495 Richmond Road April 2, 2013
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3.2.2 Review of Development Applications and Land Use Compatibility
Section 4.11 of the Official Plan discusses issues of compatibility in reviewing planning
applications. Policy 4.11.1 of the Official Plan states:
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, as well as
the Design Objectives and Principles in Section 2.5.1, and the preceding policies
in Sections 4.1 through 4.10.
The following points demonstrate how the proposed site plan for 1495 Richmond Road respects
the policies in Section4.1 through 4.10 of the Official Plan. Though all sections were considered,
only those that are considered relevant to this application are discussed below.
• Relating to Policy 4.3 (Walking, Cycling, Transit, Road and Parking Lots), the Subject
Property is accessible by several transit routes and is situated along a Transit Priority
Route. The site also fronts onto a designated Existing Arterial Road and On-Road
Cycling Route (Richmond Road). The required right-of-way of 37.5 metres for
Richmond Road is protected. A Transportation Impact Study has been submitted as
part of this site plan application;
• Relating to Policy 4.4 (Water and Wastewater Servicing), the Subject Property is
currently connected to municipal water and wastewater facilities. The existing
services can adequately accommodate the proposed redevelopment;
• Relating to Policy 4.6 (Cultural Heritage Resources), the Subject Property is located
near the designated Scenic Route along Carling Avenue, as well as off-road multi-
use pathways along the Sir John A. Macdonald Parkway, as illustrated on Schedule I
of the Official Plan. The proposed development will enhance the aesthetic quality of
the streetscape near the Scenic Entry Route along Carling Avenue. The proposed
development will not impact the multi-use pathways.
• Relating to Policy 4.9 (Energy Conservation Through Design), the proposed
development will take advantage of its south-facing orientation by situating windows
along the front façade of the building;
• Relating to Policy 4.10 (Greenspace Requirements), there is no parkland dedication
requirement for the proposed redevelopment, as the proposed building will replace a
structure that was destroyed by fire in 2009.
Section 4.11 of the Official Plan sets out policies related to assessing the urban design and
compatibility of development proposals with the surrounding area. Policy 4.11.2 states:
PLANNING RATIONALE, 1495 Richmond Road April 2, 2013
PAGE 15
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.
To demonstrate the compatibility of the proposed uses with existing uses adjacent to the
Subject Property, this Planning Rationale reviews the criteria listed in Section 4.11.2 of the
Official Plan that are relevant to this application and the local planning context.
a) Traffic: The proposed redevelopment includes three commercial units, which will
replace the commercial units lost due to fire in 2009. Richmond Road is an Existing
Arterial Road, and has the ability to accommodate traffic generated by the proposed
redevelopment uses on the site (as it was able to accommodate traffic from the
commercial units that existed on the site prior to the fire in 2009). A Transportation
Impact Study has been prepared by Novatech Engineering Consultants Ltd., which
provides further evidence that the existing roads in the area can adequately
accommodate the proposed redevelopment.
b) Vehicular Access: The current site plan proposal does not include any plans to
change the two existing vehicular access points to the site (one along Richmond
Road and one along Poulin Avenue). No vehicular access issues are anticipated as
a result of the proposed development.
c) Parking Requirements: The existing uses in the Britannia Plaza require a total of 134
parking spaces, as per the requirements set out in Section 101 of the Zoning By-law.
The proposed development of 550 m2 of commercial space requires an additional 14
parking spaces for the site, resulting in a total of 148 required parking spaces. As
presented on the site plan, the proposed development will include 186 parking
spaces. Adequate parking is provided on the site, minimizing the potential for spill
over parking on adjacent areas.
d) Outdoor Amenity Areas: The proposed development is located on the upper level
of the plaza, along Richmond Road. Along the lower level of the plaza, Priscilla
Street separates the Subject Property from the adjacent residential
neighbourhood to the north. In addition, a landscaped buffer (grassed area
around the parking lot), a sidewalk and street trees provide additional buffering of
the Subject Property from the adjacent residential area. It is not anticipated that
the proposed redevelopment will have any adverse impacts on outdoor amenity
areas of the nearby residential uses.
PLANNING RATIONALE, 1495 Richmond Road April 2, 2013
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e) Loading Areas, Service Areas, and Outdoor Storage: Garbage storage will be
located at the rear of the Subject Property (as existing) within the parking garage on
the lower level of the plaza. The garbage bins will be screened by a garbage
enclosure. The loading areas for the plaza will remain unchanged (currently located
at the rear of the building along Priscilla Street).
f) Lighting: New lighting on the site has been designed so that there is no/minimal glare
or light spilling onto adjacent uses, including the residential uses located north of the
Subject Property.
g) Noise and Air Quality: The land uses proposed as part of the redevelopment project
will not generate significant noise, odours or emissions.
h) Sunlight: Given the height of the proposed replacement structure (one storey) and
the setback of the proposed building from Priscilla Street, shadowing will not be a
concern to adjacent properties.
i) Microclimate: The proposed development is not expected to have any adverse
impacts on microclimate.
j) Supporting Neighbourhood Services: The proposal for the Redevelopment Lands will
provide additional retail and service commercial uses to the area. The scale of the
proposed commercial/retail development is appropriate for the needs and character
of the area, and is similar to existing commercial/retail uses in the surrounding area.
Considering all of the relevant policies related to the Review of Development Applications and
Land Use Compatibility, the proposed site plan is consistent with the policies of the Official Plan
and compatible with the existing surrounding uses.
3.3 CITY OF OTTAWA BY-LAW 2008-250
3.3.1 Zones
The Subject Property is zoned AM [92], Arterial Mainstreet Zone, Exception 92, as illustrated in
Figure 7. The purpose of the Arterial Mainstreet Zone is to:
… accommodate a broad range of uses including retail, service commercial,
offices, residential and institutional uses in mixed-use buildings or side by side in
separate buildings in areas designated Arterial Mainstreet in the Official Plan.
PLANNING RATIONALE, 1495 Richmond Road April 2, 2013
PAGE 17
Figure 7: Excerpt from City of Ottawa Zoning By-law 2008-250
The AM Zone permits numerous residential and non-residential uses. The non-residential uses
permitted in the zone are as follows:
• 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
• community centre
• community garden
• community health and resource
centre
• convenience store
• day care
• diplomatic mission
• drive-through facility
• emergency service
PLANNING RATIONALE, 1495 Richmond Road April 2, 2013
PAGE 18
• funeral home
• gas bar
• hotel
• instructional facility
• library
• medical facility
• municipal service centre
• museum
• nightclub
• office
• park
• parking garage
• personal service business
• place of assembly
• place of worship
• post office
• production studio
• recreational and athletic facility
• research and development centre
• residential care facility
• restaurant
• retail food store
• retail store
• school
• service and repair shop
• small batch brewery
• sports arena
• technology industry
• theatre
• training center
Exception 92 prohibits the following uses:
• amusement centre other than a bingo hall
• place of assembly other than a children’s party room
• recreational and athletic facility other than a fitness centre
The proposed uses (retail store, bank, bank machine, and drive-through facility) are permitted
within the AM [92] zone.
Exception 92 in the Zoning By-law also sets out a maximum gross floor area for uses in the
upper level of the plaza along Richmond Road, where the proposed replacement structure will
be located. The maximum permitted gross floor area along Richmond Road, as per Exception
92 of the Zoning By-law, is 3,133 m2. As indicated on the proposed site plan, the gross floor
area of the existing uses in the upper level of the Britannia Plaza along Richmond Road is 2,482
m2. The total gross floor area of the proposed replacement structure on the upper level of the
plaza is 550 m2, which would bring the total gross floor area of the upper level of the plaza to
3,032 m2. With the proposed redevelopment, the total gross floor area of the upper level of the
plaza is below the maximum gross floor area permitted by Exception 92. The proposed
development therefore conforms to the zoning for the site.
PLANNING RATIONALE, 1495 Richmond Road April 2, 2013
PAGE 19
3.3.2 Parking & Queuing
Parking Requirements
Section 101 Minimum Parking Space Rates of the Zoning By-law sets out requirements for the
rate of off-street parking for any given land use. Table 101 of the By-law indicates that parking
spaces are required at a rate of 2.5 spaces/100 m2 for retail uses and 6 spaces/100 m2 for a
pub (based on gross floor areas, as defined in the Zoning By-law). Based on the gross floor
areas of the existing uses in the plaza, the existing requirement for parking is 134 spaces. With
the redevelopment of the vacant site, including 289.3 of gross floor area of retail and 260.9 m2
for the bank, 14 additional parking spaces are required on the Subject Property (1 spaces/100
m2 required for a bank and retail store alike).
As illustrated on the site plan, a total of 186 parking spaces are provided on the
Subject Property. The parking requirements for the existing and redeveloped uses on the site
will be met. Some of the existing parking spaces on the site are located within the required road
widening for Richmond Road. An encroachment permit will be obtained for the existing parking
area located within the expanded road allowance, to allow continued use for parking spaces.
Section 111 Bicycle Parking Space Rates and Provisions of the Zoning By-law sets out
requirements for bicycle parking. For bank and retail store uses, bicycle parking is required at a
rate of 1 space/250 m2 of gross floor area. Given the gross floor area of the proposed
replacement building, two bicycle parking spaces are required for the proposed uses. Six
bicycle parking spaces (1 rack) are provided on the site to meet the requirement for bicycle
parking for the proposed redeveloped portion of the plaza. Bicycle parking on the site is located
in front of the westerly unit of the proposed building, providing near the main entrances to the
building.
Section 110 of the Zoning By-law indicates that a landscaped buffer must be provided between
the perimeter of a parking lot and a lot line, in accordance with Table 110. In the case of the
Subject Property, a 3-metre landscaped buffer is required. It is an existing condition of the site
that the 3-metre landscaped buffer cannot be provided. The non-provision of the landscaped
buffer is an existing non-conforming condition, and it will be considered a legal non-complying
right for the site.
Drive-Through Facility
Section 112 Provisions for Drive-Through Operations of the Zoning By-law sets out
requirements for the number of queuing spaces associated with a drive-through facility for
various uses. For a bank machine drive-through facility, a minimum of three queuing spaces
are required before/at the machine and a minimum of one queuing space is required after the
PLANNING RATIONALE, 1495 Richmond Road April 2, 2013
PAGE 20
machine. As illustrated on the proposed site plan, four queuing spaces are provided before/at
the bank machine and one queuing space is provided after. The proposed site plan provides
queuing spaces in compliance with the provisions of Section 112 of the Zoning By-law.
3.4 URBAN DESIGN GUIDELINES
As the Subject Property is situated along a designated Arterial Mainstreet, it is within one of the
City’s Design Priority Areas. While the proposed redevelopment is not subject to review by the
Urban Design Review Panel, the City’s Urban Design Guidelines for Arterial Mainstreets and
Drive-Through Facilities were considered in the design of the proposed site plan. Given the
existing layout of the Britannia Plaza, and that the proposed development will use the existing
site access points and parking arrangement, some of the urban design guidelines have not
been addressed. Nevertheless, the proposed development addresses several aspects of the
design guidelines, as described below.
3.4.1 Arterial Mainstreets
In keeping with the intent of the Urban Design Guidelines for Development along Arterial
Mainstreets, the proposed development was designed so as to respect the general character of
the street and the adjacent residential area to the north. The height of the building is in keeping
with the existing commercial development on the site (and along the north side of Richmond
Road), providing a transition in building scale from the Arterial Mainstreet to the adjacent low-
density residential area to the north. The reintroduction of commercial units on the vacant
portion of site to replace those that were lost in the 2009 fire contributes to the intensification
and mix of uses in the area, taking advantage of the transit priority route along Richmond Road.
The proposed redevelopment was designed to match the existing context of the Britannia Plaza,
creating a coherent streetscape along Richmond Road. The proposed building is setback
slightly further than the existing section of the plaza (and the former portion that burnt down), to
allow for a sizeable sidewalk along the front of the building for safe pedestrian access while also
allowing for the appropriate width for the driveway leading to the parking area and drive-through
facility located on the east side of the proposed building (6.7 metres for a double traffic lane).
Most of the parking located on the Redevelopment Lands is situated along the east side of the
proposed building, with only a few spaces in front of the building (included a handicap spot).
Existing trees lining the public sidewalk along Richmond Road create a defined street edge, and
help to screen the parking area adjacent the public street while still allowing visibility of the site.
Direct, clearly defined pedestrian access is provided from the public side walk along Richmond
Road to the sidewalk leading to the entrance of the proposed building, as well as across the
PLANNING RATIONALE, 1495 Richmond Road April 2, 2013
PAGE 21
drive-through access, as illustrated on the site plan. Sidewalks greater than two metres in width
are provided along the front façade of the building, between the parking area and the store
entrances.
Clear windows and doors make up the majority of the front façade of the building along
Richmond Road, as well as a good portion of the eastern elevation of the building adjacent to
the queuing area for the drive-through facility. Building walls that are not glazed (and that do not
face the public street) are made up of various materials and textures (stone, metal cladding,
etc.), which helps to reduce the perception of building size along the unglazed walls. Corporate
signs are designed to fit the building scale. Garbage and recycling containers are located in an
enclosed are at the rear of the building (on the lower-level of the plaza) so that they are not
visible from the Arterial Mainstreet or the private properties north of the site.
3.4.2 Drive-Through Facilities
In keeping with the Urban Design Guidelines for Drive-Through Facilities, the proposed
development responds to the context of the area through building height and setback. As
described in the section above, the majority of the front façade of the building along Richmond
Road is glazed, as well as much of the eastern elevation of the building adjacent to the queuing
area for the drive-through facility. The entrances to the stores are visible from Richmond Road.
Clearly defined pedestrian walkways are provided between Richmond Road to the sidewalk
leading to the building entrances. Sidewalks over two-metres wide are provided along the front
façade of the building, between the parking area and the store entrances. The existing trees
along Richmond Road help to define the street edge. Wall-mounted signs are designed to fit
the building scale. The ground-mounted sign for the bank is incorporated into the landscaped
island and plays a functional role as it is part of the canopy structure covering the drive-through
bank machine.
The drive-through facility is located along the easterly edge of the proposed building, to
minimizing potential conflicts between pedestrians and vehicles on the site. A landscaped
(grassed) island separates stacking lanes for the drive-through facility from the parking area to
the east of the proposed building. A clearly defined pedestrian walkway extends from the
sidewalk along the front façade of the building across the access to the drive-through bank
machine, to ensure pedestrian safety. The appropriate number of queuing spaces required by
the Zoning By-law is provided on the site to ensure efficient on-site circulation.
PLANNING RATIONALE, 1495 Richmond Road April 2, 2013
PAGE 22
4.0 SUMMARY
This Planning Rationale has been prepared in support of a site plan application for the
redevelopment of the vacant portion of the Britannia Plaza. The proposal is for a single-storey
building that includes two retail stores and a bank with a drive-through facility, to replace the
structure that was lost to fire in 2009.
The proposed development is consistent with the Provincial Policy Statement, as it contributes
to the mixed-use nature of the community and provides opportunities for new retail jobs. The
proposed commercial redevelopment on the vacant portion of the Subject Property also makes
more efficient use of the land, as well as existing infrastructure and services.
The plan for the redevelopment of the vacant portion of the Britannia Plaza conforms to the
policies in the City of Ottawa Official Plan. This report demonstrates how the proposed
development is consistent with the policies of the Arterial Mainstreet designation. The
redevelopment proposal also contributes to the intensification of the area, by making use of land
that is currently vacant.
The proposed development for the Redevelopment Lands has been designed in accordance
with the provisions of the City of Ottawa Zoning By-law. The site plan and proposed uses
conform to the applicable requirements of the AM [92] zone.
This report also demonstrates how the proposed redevelopment responds to the overall
objective of the Urban Design Guidelines for Arterial Mainstreets and Drive-Through Facilities,
where applicable.
The site plan proposal is considered appropriate for the development of the Redevelopment
Lands, as it has regard for the nature of the existing uses in the vicinity of the Subject Property,
as well as the policies and regulations guiding development along the city’s Arterial Mainstreets.
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