15 HUNTMAR DRIVE, KANATA PLANNING RATIONALE AND DESIGN STATEMENT IN SUPPORT OF A SITE PLAN CONTROL APPLICATION

Transcription

1 15 HUNTMAR DRIVE, KANATA PLANNING RATIONALE AND DESIGN STATEMENT IN SUPPORT OF A SITE PLAN CONTROL APPLICATION Prepared By: NOVATECH Suite 200, 240 Michael Cowpland Drive Ottawa, Ontario K2M 1P6 January 27, 2015 Novatech File: Ref: R

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3 Table of Contents 1.0 INTRODUCTION SITE LOCATION AND CONTEXT PROPOSED DEVELOPMENT PLANNING POLICY AND REGULATORY FRAMEWORK OFFICIAL PLAN DESIGNATION AND ZONING City of Ottawa Official Plan (2008) Kanata West Concept Plan Existing Zoning (City of Ottawa Zoning By-Law ) Provincial Policy Statement City of Ottawa Official Plan (OPA 76) Kanata West Concept Plan Urban Design Guidelines for Arterial Mainstreets Zoning By-Law CONCLUSION Appendices Appendix A: Proposed Site Plan Appendix B: Proposed Landscape Plan i

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5 1.0 INTRODUCTION Novatech has been retained by Jay Crossman to prepare a Planning Rationale in support of a Site Plan Control Application for a proposed Keg Restaurant at 15 Huntmar Drive. This Planning Rationale seeks to demonstrate that the proposed development is consistent with the Provincial Policy Statement, conforms to the City of Ottawa Official Plan and Kanata West Concept Plan (KWCP), respects the City s urban design guidelines, is consistent with Zoning By-Law , and represents good planning. 1.1 Site Location and Context The subject property is municipally known as 15 Huntmar Drive and is legally described as Part of Lot 27, Concession 12, Geographic Township of Goulbourn, now City of Ottawa, and Part 2 on Plan 4R The subject property is vacant and is located between the west suburban communities of Kanata and Stitsville at the northeast corner of Huntmar Drive and Hazeldean Road. N Figure 1: Site Location and Context The property has an area of 7,360 square metres (0.73 hectares), with metres of frontage on Huntmar Drive and metres of frontage on Hazeldean Road. The following describes the adjacent existing or proposed land uses as illustrated on Figure 1 above. North: The adjacent lot to the north along Huntmar Drive is owned by North American Acquisitions Corporation and is currently vacant. It is zoned Arterial Mainstreet (AM) to permit a broad range of uses including retail, service commercial, offices, residential and Novatech Page 1

6 institutional uses. Further to the north is the Fairwinds residential neighbourhood consisting primarily of single detached dwellings. Figure 2: View north on Huntmar Drive showing the adjacent vacant property and Fairwinds Residential Community. The subject site is to the left of the image and the Food Basics across Huntmar Drive is visible on the right. East: Across Huntmar Drive to the east there is a new large format retail development by North American Development Group known as The Shoppes at Fairwinds. The development includes a Food Basics, Shoppers Drug Mart, Toys-R-Us, two banks and several additional commercial pads. Subject Site Figure 3: North American Development Group Site Plan for The Shoppes at Fairwinds Novatech Page 2

7 South: The parcel directly south across Hazeldean Road is currently undeveloped, however there has been development interest in the site directly across from the subject site Hazeldean Road (2 Iber Road) for a gas station, and in the adjacent property (5734 Hazeldean Road) for development as a commercial and office plaza. Further South is the Iber Road light industrial business park which contains a number of existing commercial and light industrial uses, as well as Kanata West fire station # 46. West: West of the site are two large vacant properties partially covered by an existing woodlot. The property directly adjacent to the West is owned by the City and second is owned by the Canadian Mortgage and Housing Corporation (CMHC). These properties are zoned to permit Arterial Mainstreet uses. The rear portion of 5731 Hazeldean Road is zoned as Open Space (O1R). Figure 4: View west from intersection of Hazeldean Road and Huntmar Drive with subject site in foreground 1.2 Proposed Development The development will consist of a single storey 228 seat Keg Restaurant with an enclosed patio on the west side of the building. The building will have a Gross Floor Area (GFA) of square metres and will be located in the south-east corner of the site, along the frontage of Hazeldean Road and Huntmar Drive. The building façade along Hazeldean Road will occupy 50% of the lot width within 3 m of the lot line. One-hundred and thirty-five surface parking spaces are proposed on the remainder of the site, with right in-right-out vehicle access from both streets. Five bicycle parking spaces will be provided near the main entrance. The proposed Site Plan is included as Appendix A. Novatech Page 3

8 2.0 PLANNING POLICY AND REGULATORY FRAMEWORK 2.1 Official Plan Designation and Zoning City of Ottawa Official Plan (2008) The subject property is designated as General Urban Area on Schedule B of the City of Ottawa Official Plan, and has frontage on Hazeldean Road, which is designated as an Arterial Mainstreet. The General Urban Area designation permits a wide range of uses, including housing, employment, retail, service, cultural, leisure, entertainment and institutional uses. A restaurant falls within the range of permitted uses contemplated within the General Urban Area designation. The Arterial Mainstreet designation is given to mainstreets primarily developed after 1945 which 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. The Mainstreet designation is intended to guide future development in cases where the City wishes to see a Mainstreet evolve in a denser, more pedestrianoriented form. On Arterial Mainstreets, Official Plan policy directs development to occur in a way that facilitates the gradual transition to a more urban pattern of land use. Figure 2 shows the location of the subject site on Schedule B of the Official Plan. Subject Site Figure 5: Official Plan Schedule B Novatech Page 4

9 2.1.2 Kanata West Concept Plan The subject site is also identified as Community-Level Retail in the Kanata West Concept Plan (KWCP), which is the Community Design Plan for the area. Specific policies of the KWCP will be discussed further in section of this report Existing Zoning (City of Ottawa Zoning By-Law ) The site is zoned AM7[1445] Arterial Mainstreet subzone 7 with a special exception Urban exception 1445 specifies that the minimum rear yard setback for this site is 5m. 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; and impose development standards that will promote intensification while ensuring that they are compatible with the surrounding uses. Subject Site Figure 6: Existing Zoning The contemplated restaurant use is permitted as of right within the AM7 subzone zone. Planning Policy Review Novatech Page 5

10 2.1.4 Provincial Policy Statement The 2014 Provincial Policy Statement (PPS) provides policy direction on land use planning and development matters of provincial interest, as set out in section 2 of the Planning Act. All decisions affecting planning matters are required to be consistent with policies of the issued under the authority of Section 3 of the Planning Act. To the extent that the proposed uses conform to the intent of General Urban Area designation of the City of Ottawa Official Plan, and are permitted as of right by Zoning By- Law , the discussion relating to specific policies of the PPS will be limited to Section 1.1.1, section 2.0 and section 3.0. Section 1.1 of the PPS speaks to managing and directing land use to achieve efficient and resilient development and land use land patterns Healthy, liveable and safe communities are sustained by: a) promoting efficient development and land use patterns which sustain the financial well-being of the Province and municipalities over the long term; b) accommodating an appropriate range and mix of residential (including second units, affordable housing and housing for older persons), employment (including industrial and commercial), institutional (including places of worship, cemeteries and long-term care homes), recreation, park and open space, and other uses to meet long-term needs; c) avoiding development and land use patterns which may cause environmental or public health and safety concerns; d) avoiding development and land use patterns that would prevent the efficient expansion of settlement areas in those areas which are adjacent or close to settlement areas; e) promoting cost-effective development patterns and standards to minimize land consumption and servicing costs; f) improving accessibility for persons with disabilities and older persons by identifying, preventing and removing land use barriers which restrict their full participation in society; g) ensuring that necessary infrastructure, electricity generation facilities and transmission and distribution systems, and public service facilities are or will be available to meet current and projected needs; and h) promoting development and land use patterns that conserve biodiversity and consider the impacts of a changing climate. The proposed development will achieve an efficient development pattern by making use of an undeveloped site along a major arterial road within the City s urban service limit. The Novatech Page 6

11 restaurant will add to the mix of employment in the area and will provide an additional service and amenity for the community. The single storey building will be wheelchair accessible and will be serviced by transit along both Hazeldean Road and Huntmar Drive. The proposed development is not expected to create public health and safety concerns nor will it prevent the efficient expansion of the urban settlement area as the site is located well within the urban area and is surrounded by existing development. We find that the proposed development is consistent with Section 1.1 of the PPS. Section 2.0 of the PPS - Wise Use and Management of Resources speaks to protecting natural heritage, water, agriculture, mineral aggregate, petroleum, cultural heritage and archaeological resources. The subject property does not have any natural heritage features, significant water features, mineral and petroleum resource potential or cultural heritage and archaeological resources. There are no significant wetlands, endangered species habitat, valleylands or areas of natural and scientific interest on or adjacent to the subject property. Poole Creek, which drains to the Carp River, is located approximately 220m northwest of the site and will not be negatively impacted by the proposed development. GeoOttawa mapping shows an archaeological potential overlay covering the site. A Stage 1 and Stage 2 Archaeological Assessment was conducted in October 2005 for the previous owners, North American Acquisitions Corporation Kanata West. The Ministry of Culture confirmed in 2008 that the assessment found no archaeological sites and that there are no further concerns regarding alterations to archaeological sites for the area. A copy of this letter has been submitted with the application. We find that the proposed development is consistent with Section 2.0 of the PPS. Section 3.0 of the PPS - Protecting Human Health and Safety focuses on reducing the potential for public cost or risk to residents from natural or human-made disasters. There are no flood hazards, erosion hazard, or dynamic beach hazards on or adjacent to the site, and no past mineral resource extraction, aggregate operations, or petroleum resource operations are known to have occurred. The Phase 1 Environmental Site Assessment by AMEC (TZ14057, January 9, 2015) did not identify any evidence to suggest past or present soil contamination. We find that the proposed development is consistent with Section 3.0 of the PPS City of Ottawa Official Plan (OPA 76) As previously stated, the subject property is designated General Urban Area and Arterial Mainstreet on Schedule B of the City of Ottawa Official Plan. Section of the Official Plan provides policy for directing development within the General Urban Area designation while Section provides policy direction for development along Mainstreets. Policy 2 of Section of the Official Plan states that the evaluation of development applications, studies, other plans and public works undertaken by the City in the General Urban Area will be in accordance with Section and Section 4.11 (Urban Design and Compatibility). Policy 5 of Section also states that development along Traditional and Arterial Mainstreets will be evaluated in accordance with Section and Section Novatech Page 7

12 Section in the Official Plan addresses Urban Design and Compatibility. Urban Design relates to how buildings, landscapes and adjacent public spaces look and function together, while compatibility relates to development that enhances and is appropriate for the existing uses, built form and environment. In terms of overall urban design objectives, the proposed restaurant will be located on the corner of Hazeldean Road and Huntmar Drive. The siting of the building and permeable façades, with windows on three sides and a semi-enclosed patio visible from Hazeldean Road, will engage with the public, both travelling at pedestrian and vehicle speeds, on Hazeldean Road and Huntmar Drive. The development will also provide a transition between the residential area to the north and the existing light industrial uses within the designated Employment Area to the south, which are characterized by a lower degree of public interaction and permeability. The proposed hard and soft landscaping on the subject site will provide consistent and welldefined street edges along Hazeldean Road and Huntmar Drive and clearly define the boundary between public and semi-public space. The existing street trees and concrete sidewalk along Hazeldean Road will be retained and additional landscaping on the private property will further enhance the public realm and will provide an inviting linkage and space for pedestrians. In terms of compatibility, the proposed development is consistent and compatible with the existing uses in the commercial plaza across Huntmar Drive to the east, and with the existing low profile built form in the direct vicinity of the subject site. The properties directly to the North, West, and South across Hazeldean Road are currently vacant. The subject property is a good location for a restaurant as it is located at a prominent intersection along an arterial road, and is in close proximity to both a residential area and employment uses. Figure 7 below provides architectural building elevations which show glazing on all four sides of the proposed building and particularly how the two façades addressing the streets will create a welcoming and animated streetscape with the restaurant patio visible from Hazeldean Road. Landscaping between the building walls and the public sidewalk will soften the visual impact of unglazed walls. Figure 7: Proposed Building Elevations Plan South Elevation Facing Internal Parking Lot (Cardinal West) Novatech Page 8

13 Plan East Elevation Facing Hazeldean Road (Cardinal South) Plan North Elevation Facing Huntmar Drive (Cardinal East) Plan West Elevation Facing Internal Parking Lot (Cardinal North) Section provides specific design objectives of how the City of Ottawa wants to influence the built environment. These design objectives are addressed below: To enhance the sense of community by creating and maintaining places with their own distinct identity. The distinctive architectural style will create a landmark at a prominent intersection along a developing Arterial Mainstreet. To define quality public and private spaces through development. The design will provide clear definition of the public and private realm. The proposed development will be located close to the lot line along both Hazeldean and Huntmar Drive, which will complement the location of the building on the adjacent corner across Huntmar Drive and will help to frame the intersection. Landscaping will enhance both the public and private domains along both streets and delineate the transition from public to semi-public space. To create places that are safe, accessible and are easy to get to, and move through. Novatech Page 9

14 The proposed development is fully integrated into the functional design of the Hazeldean Road/Huntmar Drive intersection, thereby promoting safety and accessibility. The site is accessible by public transit and connected to the pedestrian network by sidewalks and crosswalks along Huntmar Drive and Hazeldean Road. Internal pedestrian walkways will ensure that the site is safe and accessible from the public sidewalks along both streets and from internal parking areas. The site and restaurant will be wheelchair accessible. To ensure that new development respects the character of existing areas. The proposed uses and built form are in keeping with the character of the existing development in surrounding areas. To consider adaptability and diversity by creating places that can adapt and evolve easily over time and that are characterized by variety and choice. The location of the building at the corner of the lot provides an opportunity for the possibility of additional development on the property, either along Hazeldean Road or Huntmar Drive, if future intensification of the area leads to greater walkability and a lesser demand for parking. The position of the building also provides opportunities for the possibility of future internal pedestrian and vehicular connections to adjacent properties. To understand and respect natural processes and features in development design. No natural processes or significant features were identified as part of the due diligence process leading to the design and development of the proposed development. Offsite vegetation (street trees and the woodlot to the west) will be maintained, as shown in the Tre Conservation Report and Landscape Plan (CSW, L1.0 rev. # 2, 23 January 2015). To maximize energy-efficiency and promote sustainable design to reduce the resource consumption, energy use, and carbon footprint of the built environment The location attributes of the site (at a prominent intersection served by multiple transit routes and close to existing residential development) will promote alternative modes of transportation and will provide opportunities for an overall reduction in carbon footprint/emissions. Bicycle parking is provided at the main entrance from the internal parking lot, and internal pedestrian walkways promote pedestrian access. Section 4.11 Urban Design and Compatibility states that due to the fact that the General Urban Area contains a broad range of permitted uses, it will be necessary for the zoning bylaw to establish more specific permitted use lists and development regulations within area and on individual sites in a manner that achieves compatibility among proximate uses and built forms. By virtue of the proposed uses being permitted as of right on the subject property we can conclude that consideration to urban design and compatibility has already been expressed in the design of the zoning by-law, and that, on a general level, the proposed development is consistent with Section 4.11 of the Official Plan. Notwithstanding the above, relevant policies of Section 4.11 will be addressed. Novatech Page 10

15 Policy 1 of Section 4.11 states that the City shall have regard for all applicable Community Design Plans, Secondary Plans and Council-approved design guidelines when reviewing development applications. The subject site is within the planning area for the Kanata West Concept plan, and is subject to the City s Design Guidelines for development along Arterial Mainstreets. These planning documents will be discussed separately in the following sections of this report. Policy 2 of Section 4.11 provides criteria for evaluating development applications, being: a) Traffic: The site has been designed to ensure proper access and egress of large trucks without impacting the local traffic conditions. The site is located at the intersection of a major arterial road and a minor arterial road which have sufficient capacity to accommodate the anticipated traffic generated by the proposed development. No mitigation measures are required to address site-generated traffic. b) Vehicular Access: A right-in-right-out vehicle access from both Hazeldean Road and Huntmar Drive will provide access to the on-site parking. Both accesses are located away from the intersection. To the extent that the surrounding area is largely vacant and commercial in nature, there are no expected impacts of noise, headlight glare or loss of privacy. c) Parking Requirements: The proposed development will have sufficient parking to meet the requirements of Zoning By-Law Opportunities to promote alternative modes of transportation (bicycle parking, pedestrian walkways, and access to transit) have been considered and are implemented within the development to reduce automobile dependency. d) Outdoor Amenity Area: The proposed development will not impact any outdoor amenity area given the expansive separation distances between the proposed development and the nearest sensitive land use. Noise levels generated on site will not have an impact on adjacent commercial uses. e) Loading Area, Service Areas and Outdoor Storage: The proposed loading area and service delivery entrance are located at the rear of the building and will be shielded from Huntmar Drive by a 2 metre high block wall matching the building. Garbage and recycling will be enclosed in a garbage room located on a concrete pad at the rear of the building. The loading, service and outdoor storage areas will not have a negative impact on any existing residential uses. f) Lighting: It is not anticipated that the proposed development s lighting will impact any adjacent light sensitive areas. The site lighting will be designed to meet the City s lighting policies (0.5 footcandles). g) Noise and Air Quality: The proposed development is located far away from any noise, odour and emission sensitive land uses, and is not expected to create noise or air quality issues for surrounding uses. h) Sunlight: The low profile height of the buildings will ensure that the proposed development will not create adverse shadowing effects on neighbouring properties. Novatech Page 11

16 i) Microclimate: The proposed development is not expected to create adverse microclimate conditions j) Supporting Neighbourhood Services: The proposed restaurant is of an appropriate scale to meet the needs and character of the area. It will provide a neighbourhood service and an amenity for the residential area to the north, and offer a dining option for customers and employees of the business park to the south. It is also a restaurant which will have a broader market reach beyond the immediate neighbourhood, and as such is well located along an Arterial Road. We find that the proposed development is generally consistent with the criteria of Policy 2 and therefore conforms to Section 4.11 of the Official Plan. More generally, Section 4 deals with the review of Development Applications and provides direction on when specific studies are required to ensure adequate consideration of all aspects of development including water and wastewater servicing, stormwater management, cultural heritage resources, environmental protection, and protection of health and safety. Relating to Section 4.4 Water and Wastewater Servicing: Novatech s Development Servicing Study and Stormwater Management Report (R , January 21, 2015) concludes that the proposed building will be serviced by extending services to the municipal watermain, sanitary and storm sewers in Huntmar Drive. There is sufficient capacity in the existing services to accommodate the development. No unplanned upgrades are required. Stormwater runoff from the site will consist of a combination of uncontrolled direct runoff and controlled flow. On-site stormwater quantity control will be achieved by the use of inlet control devices (ICD) and control flow roof drains. Major overland flow from the site will be directed to north to Huntmar and ultimately to Poole Creek. Relating to Section 4.6 Cultural Heritage Resources and Section Archaeological Resources: There are no known cultural heritage resources (buildings, structures) on the subject property. A Stage 1 and Stage 2 Archaeological Assessment was conducted in October 2005 for the previous owners, North American Acquisitions Corporation Kanata West. The Ministry of Culture confirmed in 2008 that the assessment found no archaeological sites and that there are no further concerns regarding alterations to archaeological sites for the area. A copy of this letter has been submitted with the application. Relating to Section 4.7 Environmental Protection: The site is vacant with a mix of gravel areas and recently disturbed grass area. No negative impacts are anticipated. Novatech Page 12

17 There are no trees or tall shrubs on the property, however the Tree Conservation Report/ Landscape Plan prepared by CSW provides details for the location of tree protection fencing during construction to ensure the long term health and safety of the existing street trees along Hazeldean Road. The site is heavily disturbed from a natural environment perspective and does not contain potential habitat for threatened or endangered species. Relating to Section Stormwater Management: Novatech s Development Servicing Study and Stormwater Management Report (R , January 22, 2015) concludes that the total post-development flow from the site will be controlled to a maximum release of 61.0 L/s for the 1:100 year design event and over-controlled to 57.2 L/s for the 1:5 year design event. Both events are either at or below the maximum allowable release rates of 62.9 L/s. On-site stormwater quality control will not be required, as the stormwater runoff from this site will be conveyed to the proposed SWM Facility No. 5, as described in the Kanata West Master Servicing Study Update. Overland flow during a major storm system will be directed to Pool Creek along Huntmar Drive, as per the MSS. Relating to Section 4.8 Protection of Health and Safety: The subject property does not have any floodplain, unstable slopes, bedrock, wellhead protection areas, soil contamination, mine hazards or land use constraints due to airport or aircraft operations. The Phase 1 Environmental Site Assessment by AMEC (TZ14057, January 9, 2015) concluded that no contaminants or potential concerns were identified on the subject property. As demonstrated above, the proposed development conforms to the City of Ottawa Official Plan relating to the General Urban Area designation, Arterial Mainstreet designation, and Urban Design and Compatibility Kanata West Concept Plan As discussed above, Policy 1 of Section 4.11 states that the City shall have regard for all applicable Community Design Plans, Secondary Plans and Council-approved design guidelines when reviewing development applications. The subject site is within the boundary of the Kanata West Concept Plan and is identified as Community-Level Retail on the Land Use Plan, as shown on Figure 5 on the following page. Novatech Page 13

18 Subject Site Figure 8: Kanata West Concept Plan Novatech Page 14

19 Section 4.1.4(3) of the KWCP Plan lists the following policies for Building Siting and Massing within the Community-Level Retail area: 1. Locate large footprint buildings towards rear of lot and establish block pattern with clearly defined access and drive aisles; 2. Locate stand-alone buildings close to front or side lot lines and provide pedestrian connections, do not interrupt these connections with drive through lanes; 3. Back buildings on to each other to screen loading and back of house sides. These Screened Buildings may have uses other than retail, and use this laneway condition to access parking as well as loading. The proposed restaurant will be located close to the front and side lot lines to provide defined street frontage and promote pedestrian access from the public sidewalk. The Kanata West Concept Plan identifies a linear pathway along Hazeldean Road, passing in front of the subject site. An 8m road widening has already been taken for this purpose and the existing concrete sidewalk and street trees along Hazeldean Road will be retained. The location of the restaurant close to the lot line will help to define the edge of this pedestrian space and windows on the building facing both streets and the interior parking area will help animate the streetscape Urban Design Guidelines for Arterial Mainstreets As the site is located on Hazeldean Road, which is identified as an Arterial Mainstreet on Schedule B of the Official Plan, the development is subject to the City of Ottawa Urban Design Guidelines for Arterial Mainstreets. The site design has incorporated relevant Design Guidelines where possible. Guideline 1: Locate new buildings along the public street edge The building has been located to provide frontage over 50% of the lot width within 3 metres of the lot line along Hazeldean Road, as shown in Figure 9 on the following page. Novatech Page 15

20 3m Figure 9: 50% Street frontage within 3 metres of the front lot line Guideline 2: Provide or restore a 2.0 metre wide unobstructed concrete sidewalk. Locate the sidewalk to match the approved streetscape design plans for the area. In addition, provide a 2.0 to 4.0 metre wide planted boulevard and a 1.0 to 3.0 metre landscape area in the right-of-way. Guideline 2 has already been implemented through the design of the public right-of-way. The proposed design and site landscaping will complement the streetscape. There is an existing 2.4 metre wide concrete sidewalk along Hazeldean Road and Huntmar Drive which continues across both frontages of the site, as per the planned streetscape design for the area. There is a 2 to 6 metre boulevard planted with two existing street trees near the intersection, and a 3 metre wide landscape strip in the right-of-way between the sidewalk and the lot line, also planted with six existing street trees directly in front of the proposed building. These trees are to be retained. Guideline 6: Set new buildings 0 to 3.0 metres back from the front property line, and 0 to 3.0 metres back from the side property line for corner sites, in order to define the street edge and provide space for pedestrian activities and landscaping. The building is set back 3 metres from the front property line along Hazeldean Road and 9.5 metres from the side lot line along Huntmar Drive. Landscaping between the building and the property line along both frontages will define the street edge and provide a comfortable environment for pedestrians. Guideline 7: Design new development to be compatible with the general physical character of adjacent neighbourhoods. Protect the positive elements of the existing fabric including Novatech Page 16

21 significant buildings, existing trees, pedestrian routes, public facilities and pedestrian amenities. The adjacent neighbourhood is under development and the directly adjacent properties primarily vacant; however the proposed development is compatible with the existing low-rise commercial or light industrial development to the south and east, and with the single detached dwellings in the subdivision to the north. As previously stated, the existing pedestrian sidewalk and landscaping in the right-of-way along Hazeldean Road and Huntmar Drive will be retained. Guideline 15: Landscape the area in front of a building wall and use projections, recesses, arcades, awnings, colour and texture to reduce the visual size of any unglazed walls. The site will be landscaped between the building walls and the lot line along both streets. Building façades have been designed with windows to avoid any large expanse of unglazed wall, and architectural details, such as changes in material and colour, provide visual interest from all sides of the building. Landscaping will distract from those areas of the building with unglazed walls. Guideline 16: Design richly detailed buildings that create visual interest, a sense of identity and a human scale along the public street. The building design incorporates a variety of materials, projections, and decorative details, to incorporate visual interest, a sense of identity and a human scale along the public street, as shown on the elevation drawings provided as Figure 7. Guideline 18: Use clear windows and doors to make the pedestrian level façade of walls, facing the street, highly transparent. Locate active uses along the street at grade, such as restaurants, specialty in-store boutiques, food concessions, seating areas, offices and lobbies. The proposed building has clear windows on street both façades as well as toward the internal parking lot. An outdoor patio will define the building on three façades, including from Hazeldean Road, which will further animate the streetscape. Guideline 20: Provide direct, safe, continuous and clearly defined pedestrian access from public sidewalks to building entrances. Continuous and direct pedestrian routes will connect the main entrance to existing sidewalks along both streets and clearly defined internal walkways will connect parking with the front door. Novatech Page 17

22 Hazedean Road Planning Rationale Huntmar Drive Figure 10: Pedestrian Circulation Guideline 21: Provide unobstructed pedestrian walkways that are a minimum of 2.0 metres wide along any façade with a customer entrance, along any façade adjacent to parking areas, and between the primary entrance and the public sidewalk. Provide additional width where doors swing out and car bumpers can potentially interfere with the walkway. Make all other on-site pedestrian walkways at least 1.5 metres wide. As shown on Figure 10, a 2.2 metre pedestrian walkway will be provided to connect the customer entrance to the public sidewalk on Huntmar Drive, and continuing north-south through the parking lot. A 1.5m pedestrian walkway will provide an east west connection through the parking area. In front of the outdoor patio a 1.8 metre wide walkway will provide direct pedestrian access from Hazeldean Road. Guideline 23: Provide an unobstructed 2.0 metre wide sidewalk in the public right-of-way, across private access driveways. Ensure little or no change in elevation A 2.4 metre concrete sidewalk exists in the public right of way along Hazeldean Road and a 2.0m sidewalk along Huntmar Drive. The sidewalks will continue across both site access driveways. Novatech Page 18

23 Guideline 24: Provide site furnishings such as benches, bike racks and shelters, at building entrances and amenity areas. Ensure that these locations do not conflict with pedestrian circulation. Five bicycle parking spaces will be provided adjacent to the main customer entrance, as shown on Figure 11. Sufficient space will ensure that there are no conflicts with pedestrian circulation. A canopy over the main entrance will offer shelter to customers entering and exiting the building. Figure 11: Bicycle parking at entrance will not obstruct pedestrian access. Guideline 27: Locate surface parking spaces at the side or rear of buildings. Provide only the minimum number of parking spaces required by the Zoning By-law. Surface parking has been located at the side and rear of the building. An additional 31 parking spaces are proposed in excess of the minimum 104 spaces required by the Zoning By-Law. The Hunt Club location of the Keg Restaurant has had to rent off-site parking due to not having sufficient on-site parking to meet peak demand, and in order to avoid this problem at the subject site, the developer does not wish to provide less than the proposed supply of parking. Guideline 29: Orient car parking spaces to minimize the number of traffic aisles that pedestrians must cross. Parking has been oriented to reduce the number of parking aisles that pedestrians must cross. Walkways will also be provided through the parking lot to improve pedestrian safety and convenience. Novatech Page 19

24 Guideline 32: Select trees, shrubs and other vegetation considering their tolerance to urban conditions, such as road salt or heat. Give preference to native species of the region of equal suitability. Landscaping materials have been selected with consideration to their tolerance of the site conditions. An existing 6 to 10 metre wide boulevard containing a sidewalk and additional landscaping within the right-of way of Hazeldean Road will help to shield the landscaping on the site from the impacts of traffic. Guideline 36: Provide a minimum 3.0 metre wide landscape area along the edge of a site where parking areas, drive lanes or stacking lanes are adjacent to a public street. Use trees, shrubs and low walls to screen cars from view while allowing eye level visibility into the site. A minimum of a 5 metre wide landscape area will be provided between parking and the lot line adjacent to a public street. Trees and shrubs will shield cars from view while allowing visibility into the site. Landscaping has been designed to direct focus on the building architecture rather than on parked cars. Guideline 40: Landscape areas between the building and the sidewalk with foundation planting, trees, street furniture, and walkways to the public sidewalk. The area between the building and the lot line will be landscaped, as shown in Figures 12 and 13 below. Walkways will be provided to connect the public sidewalks along both streets to the main entrance of the restaurant. Figure 12: Proposed landscaping along Hazeldean Road Novatech Page 20

25 Figure 13: Proposed landscaping along Huntmar Drive Guideline 43: Design buildings to accommodate signs that respect building scale, architectural features, signage uniformity and established streetscape design objectives. The restaurant signs have been designed to be integrated with the architecture of the building, in order to create a cohesive design theme, as shown on the elevation detail provided as Figure 14. Figure 14: Signage integrated with building façade building sign will be back lit Guideline 45: Design sign illumination to be task oriented and avoid glare/light spillover toward adjacent land uses. Sign illumination will avoid glare/light spillover toward adjacent uses. The building sign will be back lit and face toward an arterial road. The pylon sign located west of the building, close to the front lot line on Hazeldean Road, is not oriented toward a sensitive land use. Guideline 48: Restrict temporary and portable signs. Prohibit billboards, revolving signs and roof signs on private property. All proposed signs are permanent and have been designed to complement the architecture of the building. No revolving or roof signs are proposed. Novatech Page 21

26 Guideline 50: Enclose all utility equipment within buildings or screen them from both the arterial mainstreet and private properties to the rear. These include utility boxes, garbage and recycling container storage, loading docks and ramps and air conditioner compressors. Utility equipment and garbage areas will be screened from the both streets. The garbage area will be fully enclosed by a 14 foot (4.27 metre) high exposed concrete block wall designed to match with the architecture of the building. Guideline 51: Design lighting so that there is no glare or light spilling onto surrounding uses. Lighting will be designed to avoid glare or light spilling onto surrounding uses and will meet the City s lighting policy of 0.5 footcandles at the property line. Figure 15: Decorative and functional lighting integrated with building façade Guideline 52: Provide lighting that is appropriate to the street character and mainstreet ground floor use with a focus on pedestrian areas. Appropriate lighting will be provided to enhance the streetscape. Pedestrian scale lighting will be provided on the building façades as a decorative element as shown on Figure 15. Guideline 53: Design secondary doors (such as emergency exit or service doors) to blend in with the building façade. Emergency exits and service entrances have been designed to blend with the building façade and match the building colour palette, as shown on the Huntmar Drive elevation in Figure 7. Novatech Page 22

27 2.1.8 Zoning By-Law As Previously noted, the subject property is zoned AM7[1445] Arterial Mainstreet subzone 7 with a special exception The proposed restaurant use is permitted as of right in the AM7 zone. As such, this section will be limited to addressing the AM7[1445] zone provisions, which are summarised in Table 1 below. Table 1: Arterial Mainstreet subzone 7 [1445] Zone Provisions AM7[1445] Zone Provision Requirement Keg Restaurant Site Minimum lot area 600 m² m² Minimum lot width 18 m m Maximum lot coverage 50% 14.5% Building walls within 3 m of the lot line (minimum) 50% 50% Minimum rear yard setback 10m 51.36m Interior side yard setback N/A Corner side yard N/A 9.56m Maximum building height 15m 5.23 Floor index (maximum) Lot coverage (maximum) 50% 14.5 % Rear yard landscape buffer (minimum) 5m 5m The proposed site plan complies with the Arterial Mainstreet subzone 7 provisions as demonstrated in table 1 above. Section 101 of the zoning By-Law provides minimum parking space requirements for each use. With regards to the proposed restaurant, Table 101 cm) Restaurant Full Service requires a minimum or 10 parking spaces per 100 m² GFA for restaurants in the suburban Area (Area C on Schedule 1). The proposed restaurant has a GFA of m². 10 parking spaces required/100 m² GFA* m² GFA = = 104 parking spaces required (135 spaces are provided). Two barrier free parking spaces are provided as required by City of Ottawa By-Law for parking areas with spaces. Section 110 sets out landscaping provisions for parking lots. A minimum of 15% of the area of any parking lot must be provided as perimeter or interior landscaped Area. The proposed site plan provides 25.6% of the area of the parking lot as landscaped area, including both soft landscaping and paved pedestrian walkways. Novatech Page 23

28 Section 111 sets out Bicycle Parking Space Rates and provisions. Table 111A e) requires 1 bicycle parking space per 250 m² GFA. 1 bicycle parking space /250 m² GFA* m² GFA = 4.15 = 4 bicycle parking spaces required (5 spaces are provided). Section 113 provides loading space rates and provisions. Table 113A (d) specifies that 1 loading space is the minimum requirement for a restaurant between 350 and 1999 m² GFA. One space is provided. The requirements of Part 4 of the Zoning By-law Parking, Queuing and Loading Provisions are summarised in Table 2. Table 2: Parking, Queuing and Loading Provisions Provision Requirement Keg Restaurant Site Minimum parking for restaurant use (10 per 100 m² GFA) 104 spaces 135 spaces (including 3 Barrier Free) Bicycle parking (1 per 250 m² GFA) 4 spaces 5 spaces Loading space 1 space 1 space Parking lot landscape area (minimum) 15% 25.6% 3.0 CONCLUSION The proposed development is consistent with the Provincial Policy Statement, conforms to the City of Ottawa Official Plan, Kanata West Concept Plan, City of Ottawa Urban Design Guidelines for Development along Arterial Mainstreets, and conforms to Zoning By-Law The proposed development is an appropriate and desirable addition to the community and represents good planning. NOVATECH Prepared By: Reviewed by: Anna Froehlich, M.Pl Planner Hugo Lalonde, MCIP, RPP Planner Novatech Page 24

29 Appendix A: Site Plan

30 DRAWING NOTES LEGEND HUNTMAR DRIVE IBER ROAD SITE KEY PLAN NTS WB-40 AASHTO 2004 (US) ZONING MATRIX -15 HUNTMAR DRIVE AM7 (1445) ZONE LOT AREA LOT WIDTH BLDG WALLS WITHIN 3M FRONT LOT LINE REQUIRED 600 M2 MIN 18 M MIN PROVIDED M M 50 % MIN 50 % KEG RESTAURANT BUILDING M2 (9556 SQ FT) PATIO M2 (1612 SQ FT) OPEN GARBAGE M2 (371 SQ FT) WB-40 AASHTO 2004 (US) HAZELDEAN ROAD REAR YARD 10 M MIN M INTERIOR SIDE YARD N/A M CORNER SIDE YARD N/A 9.56 M PATIO No Date Description By BUILDING HEIGHT 15 M MAX 5.23 M REVISIONS FLOOR INDEX 2 MAX 0.15 LOT COVERAGE 50 % MAX 14.5 % This drawing is not to be used for construction until signed by the Architect. REAR YARD LANDSCAPE BUFFER 5 M MIN 5 M PARKING 104 SPACES 135 SPACES (10 PER 100 M2 GFA) (INC 2 BF) Date Drawn Checked Approved CAD Version BICYCLES PARKING (1 PER 250 M2 GFA) LOADING SPACE 5 SPACES 1 SPACE 5 SPACES 1 SPACE These drawings shall not be scaled. The Contractor shall verify all dimensions, datums, and levels prior to beginning the Work. All errors and ommissions to be reported immediately to the Architect. Variations and modifications to work shown on this drawing shall not be carried out without the written consent of the Architect. This drawing is the exclusive property of the Architect and shall not be reproduced without the Architect's permission. PARKING LOT LANDSCAPE AREA 15 % MIN 25.6 % SCALE 1 : 200 SITE LEGAL DESCRIPTION 15 HUNTMAR DRIVE PART OF LOT 27 CONCESSION 12 GEOGRAPHIC TOWNSHIP OF GOULBOURN Now CITY OF OTTAWA PART 2 ON PLAN 4R Cummer Avenue North York Ontario M2K 2M8 Tel: (416) Fax: (416) Project brianawde@sympatico.ca KEG RESTAURANT 15 HUNTMAR DRIVE KANATA ONTARIO Drawing Name: PRELIMINARY SITE PLAN Scale 1:200 Revision No metres Project No Drawing No SP-1

31 Appendix B: Landscape Plan

32