Morrison Hershfield | 2440 Don Reid Drive, Ottawa, ON K1H 1E1, Canada | Tel 613 739 2910 Fax 613 739 4926 | morrisonhershfield.com

April 15, 2013

Drs. George Barlas, Marc Beaupre, John Kokkinakis, Pierre Maranger Place D’Orleans Dental Office 110 Place D’Orleans Drive Orleans, Ontario K1C 2L9

Dear Dr. Barlas, Dr. Beaupre, Dr. Kokkinakis, and Dr. Maranger:

Re: Traffic Memo Dental Clinic 3012 St. Joseph Blvd. Orleans, Ontario

Please find attached a copy of our Traffic Memo for the proposed dental clinic at 3012 St. Joseph Blvd.

Based on the City’s original understanding of the undertaking, a Transportation Brief was requested. However, through on-going discussions with City staff representatives, it was confirmed that a Traffic Memo would be sufficient to satisfy the traffic requirements for the site plan submission. This conclusion reflects the following:

• The proposed dental clinic will replace an existing restaurant at 3012 St. Joseph Boulevard. The intent is to expand the existing single storey building by adding a second floor. The ground floor would be used as a dental clinic, and the upper floor would be rented out as office space.

• Given the above development characteristics, the expected trip generation is less than the 75 vph threshold which would trigger the need for a Transportation Brief.

The attached memo summarizes the trip generation analysis and also provides an overview of the parking requirements associated with the new development.

If you have any questions regarding this memo, please do not hesitate to contact me at your earliest convenience.

Yours truly, Morrison Hershfield Limited

Jennifer Armstrong, Ph.D., P.Eng. Senior Transportation Planner

MEMORANDUM

TO: Dr. George Barlas, Dr. Marc Beaupre, Dr. John Kokkinakis, and Dr. Pierre Maranger

ACTION BY:

FROM: Jennifer Armstrong, P.Eng. FOR INFO OF:

PLEASE RESPOND BY: PROJECT No.: 2130377.00

RE: Dental Clinic – 3012 St. Joseph Blvd, Orleans, Ontario – Traffic Review

DATE: April 15, 2013

This memorandum provides an overview of the trip generation potential and parking requirements for the proposed dental clinic at 3012 St. Joseph Blvd in Orleans, Ontario. Based on our review of the trip generation characteristics of the new development, no traffic impact assessment is required . This conclusion is based on Table 4 of the City of Ottawa’s Traffic Impact Assessment Guidelines, as the net trip generation for the dental clinic is expect ed to be considerably less than the 75 vph threshold which would trigger the need for a Transportation Brief. Additional details are provided below. Note: This assessment has been based on the site pl an provided by Rickson Outhet Architects dated April 11, 2013. Should this site plan be modi fied in any material way, the calculations contained herein may need to be revisited.

Development Characteristics

The proposed development is located at 3012 St. Joseph Boulevard, across from the Place d’Orleans Shopping Centre in Orleans, Ontario.

Source: Google Maps

Figure 1 Map Showing Location of Proposed Developm ent

Development Site

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Currently, the site is occupied by the Ruby King Restaurant, a Chinese buffet. Re-development plans for the site would see the existing single storey restaurant replaced with a two-story building. The ground floor of the building would serve as a dental clinic, while the upper floor would be rented out as office space. The characteristics of the existing and proposed buildings are provided in Table 1 below. The site plan for the proposed development is provided in Attachment 1.

Table 1 Existing & Proposed Development Characteri stics

Existing Use (to be replaced)

Proposed Use

Building Use Restaurant Dental Clinic + Office Space

Building Size Basement 220 m2 (2,368 sq. ft.) 220 m2 (2,368 sq. ft.) Ground Floor 660 m2 (7,104 sq. ft.) 660 m2 (7,104 sq. ft.) Second Floor -- 570 m2 (6,135 sq. ft.) Total Gross Floor Area 880 m2 (9,472 sq. ft.) 1,450 m2 (15,608 sq. ft.)

Trip Generation Potential

The number of trips generated by the existing and proposed developments was estimated using trip rates from the Institute of Transportation Engineers’ Trip Generation manual, 8th Edition. All trip rates are based on the gross floor area (GFA) of the development (which includes the basement area), and correspond to the morning and afternoon peak hour of the adjacent street traffic.

As noted above, the current land use at the site is a single story restaurant, which for the purposes of the trip generation analysis, was classified as a “Quality Restaurant” (Land Use Code 931) in the ITE Trip Generation manual. The trip generation rates for the restaurant are shown below in Table 2.

Table 2 – Trip Generation for Existing Restaurant

Quality Restaurant –

Land Use Code 931 Average Trip Rate

%

Inbound

Trips

Development

Size

Trips Generated

Total Inbound Outbound

AM Peak Hour 0.81 trips per 1000 sq. ft.

GFA 82%

1 9,472 sq. ft. 8 7 1

PM Peak Hour 7.49 trips per 1000 sq. ft.

GFA 67% 9,472 sq. ft. 71 48 23

1 Based on data for the AM peak hour of the generator

The proposed development will consist of a two story building with a dental clinic on the ground floor. As no tenant has been identified for the upper floor, two scenarios were considered:

• The upper floor serves as general office space • The upper floor supports office uses related to the dental clinic

The trip generation rates associated with these two types of land uses are provided in Table 3.

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Table 3 – Trip Generation Rates for Proposed Develo pment

Medical-Dental Office Building –

Land Use Code 720

General Office Building –

Land Use Code 710

Average Trip Rate % Inbound

Trips Average Trip Rate

% Inbound

Trips

AM Peak Hour 2.30 trips per 1000 sq. ft. GFA 79% 1.55 trips per 1000 sq. ft. GFA

(See Note 2) 88%

PM Peak Hour 3.46 trips per 1000 sq. ft. GFA

(See Note 1) 27%

1.49 trips per 1000 sq. ft. GFA

(See Note 2) 17%

1 The ITE Trip Generation Manual also shows a fitted curve for the PM case. For a Gross Floor Area of 15,608 sq. ft., the average rate gives a trip generation of 54 trips; the equation gives a trip generation of 55 trips. Since the two values are essentially the same, the average rate is shown in the tables.

2 The ITE Trip Generation Manual also shows a fitted curve for the AM & PM cases. However, the fitted curves are based on data points corresponding to an average development size of roughly 220,000 sq.ft. (i.e. much larger than the proposed development). As a result, the fitted curves are not considered to be applicable for the development under consideration.

Taking a conservative approach, it was assumed that the entire new development would fall under the category of a medical-dental office building for the purposes of trip generation. The corresponding trips are shown in Table 4.

Table 4 – Trip Generation for Proposed Development

Medical-Dental

Office Building –

Land Use Code 720

Average Trip Rate

%

Inbound

Trips

Development

Size

Trips Generated

Total Inbound Outbound

AM Peak Hour 2.30 trips per 1000 sq. ft.

GFA 79% 15,608 sq. ft. 36 28 8

PM Peak Hour 3.46 trips per 1000 sq. ft.

GFA 27% 15,608 sq. ft. 54 15 39

The net effect of the new development is provided in Table 5. This table shows the trip generation associated with the proposed dental clinic and office development minus the trip generation for the restaurant use which is being replaced.

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Table 5 – Net Traffic Impact

Trips Generated by Existing

Restaurant (to be replaced)

Trips Generated by Proposed

Dental Clinic Net Traffic Impact

Total In Out Total In Out Total In Out

AM Peak

Hour 8 7 1 36 28 8 28 21 7

PM Peak

Hour 71 48 23 54 15 39 -17 -33 16

Given the above calculations, the following conclusions can be drawn:

• The total trip generation associated with the new development is less than 75 vph (i.e. 36 vph in the AM peak hour, and 54 vph in the PM peak hour). These results do not reflect the impact of the adjacent Place d’Orleans rapid transit station, which may result in a higher transit modal split to the new development than reflected in the ITE trip generation rates.

• The net trip generation associated with the new development is considerably less than 75 vph (i.e. 28 additional trips in the AM peak hour and 17 fewer trips in the PM peak hour, compared to existing conditions)

As a result, the traffic impacts associated with this developmen t are expected to be minor , and no Transportation Brief or Traffic Impact Assessmen t is required based on the City’s Transportation Impact Assessment Guidelines .

Parking Requirements

The subject property is zoned as an Arterial Mainstreet in the City of Ottawa Zoning By-law 2008-250, and is located within 600 m of a rapid transit station. Minimum and maximum parking requirements as per Part 4 of the Zoning By-law are provided in Table 6 below.

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Table 6 Parking Requirements

Parking Rate as per

Zoning By-law

Development

Size

Requirement

Maximum Vehicle Parking Requirements (since development is within 600 m of a rapid transit station)

1st

Floor + Basement: Medical Facility 5.0 per 100 m2 GFA 880 m

2 44 spaces maximum

2nd

Floor: Office 2.7 per 100 m2 GFA 570 m

2 15 spaces maximum

Total 1,450 m2 59 spaces maximum

Minimum Vehicle Parking Requirements

1st

Floor + Basement: Medical Facility 4 per 100 m2 GFA 880 m

2 35 spaces minimum

2nd

Floor: Office1 2.3 per 100 m

2 GFA 570 m

2 13 spaces minimum

Total 1,450 m2 48 spaces minimum

Minimum Bicycle Parking

1st

Floor + Basement: Medical Facility 1 per 1000 m2 GFA 880 m

2 1 bicycle parking space

2nd

Floor: Office 1 per 250 m2 GFA 570 m

2 2 bicycle parking spaces

Total 1,450 m2 3 bicycle parking spaces

Loading Zone Requirements 1 loading zone

Handicapped Parking2 1 handicapped space

1 Rate corresponds to an office development located within 600 m of rapid transit station)

2 From Traffic and Parking By-law No. 2003-530, Part “C”

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Attachment 1 Site Plan (dated April 11, 2013)

EXISTINGVEGETATION

EXISTINGEXTERIOR STAIR

EXISTING STONERETAINING WALL

EXISTING LOCATIONOF NEIGHBORING

BUILDING

R.D.

(1) STOREYCOMMERCIAL BUILDING

400x200mm CANTILEVERSUPPORTING COLUMNS(x4 TOTAL)

(3) TREES TOREMOVED

EXISTING SANITARYSEWER MAN HOLE

CENTER LINE OFST-JOSEPH BOULEVARD

EXISTING LOCATIONOF CATCH BASIN

EXISTING OVERHEADELECTRICAL WIRES

EXISTINGUTILITY POLE

EXISTING LOCATIONOF FIRE HYDRANT

EXISTING LOCATIONOF SIGNAGE TO BE

REMOVED

EXISTING UTILITYPOLEEXISTING LOCATION

OF CATCH BASIN

PORTION OF CURBTO BE REMOVED

EXISTING CONCRETECURB TO REMAIN

EX

IST

ING

AS

PH

ALT

DEPRESSEDCURBS

BL

EXISTING GARBAGE CONTAINER IN NEWGARBAGE ENCLOSURE. SEE DETAILS

EXISTINGGRASS

EXISTING TREETO BE REMOVED

NE

WA

SP

HA

LT

NEW CONCRETEWALKWAY

SLOPEDOWN

NEW CONCRETECURB & WALKWAY

DEPRESSED CURBSLOPE 1:20 ORSMOOTHER

EXISTING LOCATIONOF NEIGHBORING

BUILDING

NEW SIGNAGE(LOCATION TBD)

EXISTINGCONCRETE WALKWAY

A

GD E F

BC

1

2

3

EXISTINGFENCINGPROPERTY LINE

EXISTING STRUCTURETO BE REMOVED

9

8

6

5

7

4

1200 x 1200mmHYDRO TRANSFORMER

(4) CAR PARKINGSHELTER

PROVIDE NEWCONCRETE BASE FORRELOCATED LIGHTFIXTURE

PROVIDE NEWCONCRETE BASE FORRELOCATED LIGHTFIXTURE

PARKING STALL 12IS 2400 x 4600mm

LANDSCAPED AREA

NEW WOOD FENCEWITH OPAQUE SCREENAPPROX. 2870mm INLENGTH

LINE OF RETAININGWALL ABOVE ATROOF ELEVATION

EXISTING SPOTELEVATIONS

MAIN ENTRANCE DOOR

DOORS

ROOF DRAIN

PROPERTY LINE

FENCING

OVERHEAD WIRES

EXISTING TREES

DIRECTION OFTRAFFIC FLOW

R.D.

EXISTING FIREHYDRANT

EXISTINGUTILITY POLE

EXISTINGCATCH BASIN

LEGEND:

SITE STATISTICS:

ORLEANS DENTAL3012, 3014 ST-JOSEPH BLVDZONING: AM - Arterial Mainstreet ZoneLot Area: 2 400± SQ.M (25 834± SQ.FT)

Basement Level: 220± SQ.M (2 153± SQ.FT)Ground Floor: 660± SQ.M (7 104± SQ.FT)Second Floor: 570± SQ.M (6 135± SQ.FT)

Total Gross Floor Area: 1 450± SQ.M (15 608± SQ.FT)

SETBACKS:Front Yard - n/aRear Yard - 3.0 MCorner Side Yard - n/aSide Yard- n/a

LANDSCAPED AREAS:Outside storage must be screened from residential uses orzones and public streets. A minimum of 15% of the area ofany parking lot, whether principal or an accessory use, mustbe provided as a perimeter or interior area comprised of thefollowing: A landscaped buffer must be provided between theperimeter of the parking lot and the lot line in accordance withtable 110 (Abutting a street; 3metres)

BUILDING HEIGHT:Permitted: 25.0 MProposed: 8 M

LOT COVERAGE:AM Zone Regulations = XX% max. lot coverage

Proposed Coverage Calculation:660 sq.m (Building Area)x 100% divide by 2 400 sq.m (Lot Area) = 27.5 %

PARKING REQUIRED:Arterial Mainstreet Use Required Parking:(1.8 per 100sq.m, g.f.a)

12 spaces required47 spaces provided

with 1 handicapped space provided

GENERAL INFORMATION:

SURVEY INFORMATION SHOWN ON SITE PLANABSTRACTED FROM : TOPOGRAPHIC SKETCH, PART OFWEST COMMONS OF LOT 37, CONCESSION 1,GEOGRAPHIC TOWNSHIP OFCUMBERLAND, CITY OFOTTAWA, BY: FARLEY SMITH DENIS SURVEYING LTD,2013

3012, 3014 ST-JOSEPH BOULEVARD

SITE PLAN CONTROL APR 11 131

ORLEANSDENTAL CLINIC

SITE PLAN

1

A1 PRELIMINARY

319 Daly AvenueOttawa - Ontario - K1N 6G6613.728-1637 - FAX 613.728-8501

R I C K S O N

O U T H E T

A R C H I T E C T

OCT 2012

MARCH 13, 2013

APRIL 3, 2013

MARCH 13, 2013

100mm x 100mmHSS COLUMN

6mm GALVANIZEDSTEEL BRACKET

100mm x 300mm WOODFRAMING 4'-0" O/C.

TORRIFIED WOODFASCIA BOARDS

50mm x 150mmWOOD STUDS

@ 2'-0" O/C

15.9 mm PRESSURE TREATEDPLYWOOD GUSSETS @

600mm O/C

METAL CAP

TORRIFIED WOOD AT FASCIA SOFFIT OF CARPORT,100mm x 300mm WOOD STUD FRAMING,

50mm x 150mm WOOD STUDS @ 2'-0" O/C,50mm METAL DECK, 15.9mm PRESSURE

TREATED FIR PLYWOOD, SBS (2) PLYROOF MEMBRANE

TAPERED EDGESTYPICAL

19.1mm TORRIFIEDWOOD FINISH ADHEREDTO HSS COLUMN

250mm ØCONCRETE BASE

SLOPE 2%(2) SCUPPERSSEE ROOF PLAN

EXPOSED GLULAMBEAM

TORRIFEDWOOD FASCIA

OVERHANG

50mm x 150mmPRESSURE TREATED

WOOD STUDS @600mm O/C

100mm x 300mmGLULAM BEAMS @

600mm O/C

100mm x 100mm HSSCOLUMN SUPPORTS

50mm x 150mmOUTRIGGER LADDER

A1.11

SIM.

OUTLINE OFFASCIA

CONTRACTOR TO CONFIRMLOCATION OF THE RETAININGWALL AT ROOF ELEVATION AT

TIME OF CONSTRUCTION

SCUPPER

SLO

PE

2%

SCUPPER

OUTLINE OFFASCIA

1

A1.1 SECTION

2

A1.1 PLAN/SECTION

3

A1.1

ORLEANS DENTALCLINIC

3012, 3014 ST-JOSEPH BOULEVARD

APR 11 131

(4) CARPORT PLANS& SECTIONS

SITE PLAN CONTROL

319 Daly AvenueOttawa - Ontario - K1N 6G6613.728-1637 - FAX 613.728-8501

R I C K S O N

O U T H E T

A R C H I T E C T