Should you have any questions regarding any aspects of these applications please do not hesitate to contact either Adam Thompson or myself.

Transcription

1

2 September 7, 205 City of Ottawa 0 Laurier Avenue West 4 th Floor Planning and Growth Management Department Ottawa, Ontario KP J Attention: Dear Sir/Madame: Reference: Block 8, Plan 4M-58 Application for Site Plan Control Our File No.: 56 This Planning Rationale and Design Brief has been prepared in support of an application for Site Plan Control for the property legally known as Block 8 of Plan 4M58, in the City of Ottawa. Schedule B of the City of Ottawa Official Plan (OPA 50) designates the Subject Site as Employment Area. The Subject Property is currently zoned Business Park Industrial Zone (IP) in the City of Ottawa s Comprehensive Zoning By-law The proposed development is a two storey automobile dealership. Accessory surface parking as well as vehicle display and storage areas are being proposed. Should you have any questions regarding any aspects of these applications please do not hesitate to contact either Adam Thompson or myself. Yours truly, NOVATECH Sarah McCormick Planner M:\205\56\DATA\Reports\Planning Rationale\ BarrhavenHonda-PlanningRationale_DesignBrief.docx Suite 200, 240 Michael Cowpland Drive, Ottawa ON K2M P6 Tel: Fax:

3 Table of Contents.0 INTRODUCTION.... PURPOSE....2 PROPOSAL FOR SITE PLAN APPROVAL SITE LOCATION AND CONTEXT EXISTING SITE CONDITIONS SURROUNDING CONTEXT LINKAGES AND TRANSPORTATION NETWORK PLANNING POLICY AND REGULATORY FRAMEWORK...6. CITY OF OTTAWA OFFICIAL PLAN (OPA 50) SOUTH NEPEAN SECONDARY PLAN AREAS 9 AND CITY OF OTTAWA ZONING BY-LAW CITY OF OTTAWA DESIGN POLICY CITY OF OTTAWA OFFICIAL PLAN (OPA 50) CITIGATE CORPORATE CAMPUS DESIGN GUIDELINES CONCLUSION...6 Appendices Appendix A: Proposed Site Plan Appendix B: Proposed Landscape Plan Appendix C: Honda Elevation Drawings Appendix D: CitiGate Landscape Plan i

4 .0 INTRODUCTION. Purpose Novatech is pleased to provide a Planning Rationale and Design Brief in relation to the Site Plan Application for on Block 8 of Plan 4M-58, in the CitiGate subdivision (the Subject Property ). This Planning Rationale and Design Brief will demonstrate how the proposed development conforms to City of Ottawa Official Plan, the South Nepean Secondary Plan for Areas 9 and 0 and Zoning By-law It will also demonstrate how it respects the CitiGate Corporate Campus Design Guidelines and the City s Urban Design Guidelines, as well as how the proposed development will fit in and be compatible with the surrounding area..2 Proposal for Site Plan Approval The development will consist of a two storey Honda automobile dealership, as shown on the site plan provided as Figure. A full size copy of the site plan is included as Appendix A. The automobile dealership will have a gross floor area (GFA) of 2,42m 2 square metres (approximately 26,000 ft 2 ) with a drive-through service bay on the north side of the building. The building is located generally in the centre of the site, with 4 customer parking spaces to the north and east of the building. A total of 56 new vehicle storage/parking spaces are provided surrounding the proposed dealership. Figure : Site Plan (enlarged copy provided as Appendix A) Novatech Page

5 As shown by the building elevations provided as Figure 2, the building has been designed to meet Honda Canada corporate design. The main entrance is identified by red cylinder cladding with an eight inch silver accent band and a seven foot illuminated Honda logo. The silver accent band extends in red outwards from the main entrance, with tinted windows dominating a majority of the north and east façades. The red illuminated dealership name sign, Honda word mark sign and service centre sign are located along the north elevation, with the Honda word mark sign also being visible along the east elevation. The drive-through service bay on the east façade is also designed predominantly with tinted windows surrounded by white Alucobond composite architectural panels. The rear portion of the building, utilized as a service area, is finished with white insulated metal panels. All garage doors, man doors and door frames will be painted super white. Figure 2: Proposed Building Elevations (Provided as Appendix C) North Elevation Facing Honda dealership from Dealership Drive East Elevation Facing Honda dealership drive-through service bay South Elevation Facing Dealership Drive West Elevation Facing Honda dealership from vacant lot to west Novatech Page 2

6 Forty-three (4) surface visitor parking spaces, including two barrier free parking spaces, are proposed in front (west) and north side of the dealership. Three hundred and fifty seven (57) new vehicle storage spaces are located in various parking areas throughout the site. A bicycle stand with four spaces will be provided near the main entrance within the landscape strip adjacent to Dealership Drive. This exceeds the Zoning By-law requirement of one bicycle parking space. The wood garbage enclosure and metal used tire enclosure are located to the rear of the building. 2.0 SITE LOCATION AND CONTEXT 2. Existing Site Conditions The Subject Property is legally described as Block 8 on Plan 4M-58 and is located within the Draft Plan of Subdivision for the CitiGate Campus (see Figure ). N Figure : Site Location and Context The property has an area of 6,400 square metres (.64 hectares), with 04.2 metres of frontage on Dealership Drive. Novatech Page

7 2.2 Surrounding Context The CitiGate Campus is bounded to the north and east by Strandherd Drive, the south by the VIA railway and McKenna Casey Drive, and to the west by Highway 46. The campus grounds are currently vacant land with some forested lands along the western edge of the subdivision. The following describes the adjacent land uses as demonstrated on Figure and Figure 4. North and East: North and east of the site is the proposed re-alignment of the O Keefe municipal drain. A recreational pathway (to be built by others) is proposed along one side of the drain, while the reminder of the perimeter of the drain will be landscaped with naturalization planting. Figure 4: Landscaping detail of the naturalization of the O Keefe Drain (Enlarged copy provided as Appendix D). South: Lands to the south of the site are currently vacant. Permitted uses on the adjacent lands include, but are not limited to, an automotive dealership, light industrial uses, offices, personal service businesses and restaurants. West: Across Dealership Drive to the west is stormwater management pond for the CitiGate Campus, as seen in Figure 4. The stormwater management pond has been designed to act as a public node in this portion of the CitiGate Campus. Trees are proposed to line both sides of Dealership Drive, while the stormwater management pond will be landscaped and Novatech Page 4

8 include pathways connecting to those adjacent to the O Keefe Drain. Additional details, such as decorative fencing, bicycle racks, picnic tables, benches and a shade structure may be incorporated into this public node by others. 2. Linkages and Transportation Network The subject site is located along Dealership Drive, a collector road with a 24 metre right-ofway. Dealership Drive connects to Strandherd Drive at the existing intersection of Kennevale Road and Strandherd Drive. This intersection will be designed as follows: Four leg signalized intersection ; Northbound and southbound approaches consist of a single through lane, a right turn lane and a left turn lane; Westbound approach consists of a shared through-right lane, and a left turn lane; and Eastbound approach consists of a left turn lane, a through lane, and a right turn lane. Being located on a collector road with a 24 metre right-of-way is an appropriate location for an automotive dealership. OC Transpo bus stops #9 and #94 are located at the Kennevale Drive/Cobble Hill Drive intersections, at a walking distance of approximately 60 metres from the west side of Strandherd Drive, and approximately 450 metres from the subject site. These stops provide service to express route 72 and regular route 70. Figure 5: OC Transpo express route 72 and regular route 70 Novatech Page 5

9 .0 PLANNING POLICY AND REGULATORY FRAMEWORK The City of Ottawa Official Plan was adopted by City Council on May 4, 200 and modified by the Minister of Municipal Affairs on November 0, 200. There have been numerous modifications and amendments approved by City Council and the Ontario Municipal Board. Official Plan Amendment 50 (OPA 50) was approved by the Minister of Municipal Affairs and Housing on April 24 th, 204. For the purposes of this planning rationale, the annotated online version of the City of Ottawa Official Plan, showing the changes as per OPA 50 (the Official Plan ) was used for reference.. City Of Ottawa Official Plan (OPA 50) The Subject Property is designated as an Employment Area in the City of Ottawa s Official Plan. Section.6.5 of the Official Plan states that the Employment Area designation is intended to provide adequate land reserved for a wide range of economic activities, jobs opportunities and pay scales, from advanced technology to traditional jobs in construction, trucking, and warehousing/distribution. The Employment Area designation also anticipates the development of uses requiring large land areas for the external storage of goods or for vehicle sales and service. Figure 6 shows the location of the subject site on Schedule B of the Official Plan. An automobile dealership is proposed on the Subject Property. The use is permitted in the Employment Area designation. Figure 6: Official Plan Schedule B Novatech Page 6

10 Section.6.5 of the Official Plan provides policy for directing development within the Employment Area. Policy of Section.6.5 states that Employment Area must have access to designated truck routes. Dealership Drive has direct access to Strandherd Drive which is designed as a full load truck route. Both Fallowfield Road and Highway 46 are designated truck routes. Policy 4 of Section.6.5 restricts building heights to low-rise buildings with a maximum of four storeys. Greater heights are permitted by secondary plan. As illustrated on Figure 8 below, a two storey building is being proposed. Section 2.5. (Designing Ottawa) sets out design objectives qualifying how the City wants to influence the built environment as the City matures and evolves. The design objectives are applicable to plans and development in all land use designations. Section 4. (Urban Design and Compatible Development) discusses the relationship between new and existing development and provides policies to evaluate the compatibility of a development with regard to Views, Building Design, Massing and Scale, and Design Priority Areas. Policy of Section 4. requires the submission of a Design Brief in support of a site plan application, to demonstrate that the provisions of the Official Plan, design provisions of any relevant secondary plan or Community Design Plan (CDP), and any relevant Council approved Design Guidelines have been considered and incorporated in the development. Section 8 of this report will address specific policies Sections 2.5. and Section 4. and relevant Urban Design Guidelines as they relate to the design proposal. Novatech Page 7

11 .2 South Nepean Secondary Plan Areas 9 and 0 The subject property is designated as a Business Park on Schedule A of the South Nepean Secondary Plan, as illustrated below in Figure 7. Section of the Secondary Plan states that uses permitted under City of Ottawa Official Plan Section.6.5 Employment Are and Enterprise Area, as amended, are generally permitted in the Business Parks designation. As previously mentioned, an automotive dealership is a permitted use in Section.6.5 of the Official Plan. Figure 7: South Nepean Secondary Plan Schedule A. City of Ottawa Zoning By-law The Subject Property is zoned Business Park Industrial Zone, Exception 2044, with a maximum height of metres (IP[2044] H()) (See Figure 8). The purpose of the Business Park Industrial Zone is to accommodate mixed office, officetype uses and low impact, light industrial uses in a Business park setting. Exception 2044 increases the minimum lot area from 750 m 2 to 0,000 m 2 and increases the minimum lot width from no minimum to 00 m. The exception also requires various landscaping requirements in relation to parking lots which abut the O Keefe Drain. Novatech Page 8

12 An automobile dealership is a permitted use within the Business Park Industrial Zone. The proposed development meets or exceeds the performance standards of the IP zone, as well as the.5 m to m landscaping buffer requirement of urban exception Figure 8: City of Ottawa Zoning Map 4.0 CITY OF OTTAWA DESIGN POLICY 4. City of Ottawa Official Plan (OPA 50) Section 2.5. of the Official Plan provides specific design objectives for how the City of Ottawa wants to influence the built environment. These design objectives are addressed below with regard to the proposed design for the site: To enhance the sense of community by creating and maintaining places with their own distinct identity. The proposed dealership will be one of the first developments in the CitiGate business park. The dealership adds to vision of the business park, locating in a sector of the subdivision dedicated to automobile dealerships. This creates an automotive retail destination for the surrounding community. To define quality public and private spaces through development. Novatech Page 9

13 The proposed landscaping consisting of trees, shrubs and native wildflowers, will define the edges of the site and provide clear transition between the public and private realm. An access path to the front entrance, will tie the pedestrian portion of the site to the public sidewalk, as well as the public node on the north side of Dealership Drive. Two vehicular entrances define the entrance to the private site, with a pylon sign located at the northern entrance. To create places that are safe, accessible and are easy to get to, and move through. The business park is accessible to Highway 46 via Strandherd Drive. The proposed automobile dealership is accessible by Dealership Drive, an extension of Kennevale Drive, with two vehicular entries. The site is accessible by public transit and connected to the pedestrian network by the public sidewalk along Dealership Drive and the multiuse pathway along the naturalized O Keefe Drain. An internal pedestrian aisle crossing to the entrance of the main building ensures that the site is safe and accessible to the public sidewalk and internal parking areas around the building. To ensure that new development respects the character of existing areas. The surrounding area is identified as a business park. Further, the Subject Property is located within an area of the business park reserved for automobile dealerships. The proposed use and built form is in keeping with the character of the development proposed in this portion of the business park. 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 within the new business park maintains flexibility of the site for future use. The building is oriented in a way that provides a building face along Dealership Drive, and the site design incorporates two vehicular entrances which maintain the flexibility of the site for future uses. To understand and respect natural processes and features in development design. The O Keefe Drain is located to the east and south of the site. The landscaping proposed along the perimeter of the site, along with the naturalization of the drain respects the feature and allows the continued function of the drain. To maximize energy-efficiency and promote sustainable design to reduce the resource consumption, energy use, and carbon footprint of the built environment. Novatech Page 0

14 The project is within the CitiGate business park which creates an employment hub for the residential developments in the area. The design of the building has incorporated a white, low albedo, roof. This creates a cool roof effect which reduces cooling costs in the summer by minimizing the absorption of heat. The white finish of the roof reflects sunlight, reducing the surface temperature and decreasing heat transfer into the building. Further, lighting within the site is predominantly through use of LED lighting, with occupancy sensors controlling some of the fixtures. Low flow toilets are proposed. Section 4., Urban Design and Compatible Development, discusses the relationship between new and existing development and provides policies to evaluate the compatibility of a development with regard to Views, Building Design, Massing and Scale, and Design Priority Areas. Section 4. includes the following policies which have been addressed as follows: Building Design Good building design contributes to successful neighbourhood integration and the compatibility of new development with the existing or planned character of its surroundings. Policy 5 of section 4. requires that proponents of new development demonstrate how the design of their development fits with the existing desirable character and planned function of the surrounding area in the context of: a. Setbacks, heights and transition; b. Façade and roofline articulation; c. Colours and materials; d. Architectural elements, including windows, doors and projections; e. Pre- and post-construction grades on site; and f. Incorporating elements and details of common characteristics of the area. The building design and architectural elements were discussed in detail in the previous section of this report. The proposed development consists of a two-storey, 2,42m 2 automotive dealership, with a drive-through service bay on the north side of the building. The main entrance is identified by red cylinder cladding with an eight inch silver accent band and a seven foot illuminated Honda logo. The drive-through service bay on the east façade is designed predominantly with tinted windows surrounded by white Alucobond composite architectural panels. The rear portion of the building, utilized as a service area, is finished with white insulated metal panels. The proposed development is consistent and compatible with the proposed business park uses of the CitiGate Campus. The siting of the building, façades with windows on two sides, and colourful architectural design of the entrance will engage with the public, both travelling at pedestrian and vehicle speeds. The site will be designed to match existing and proposed grades on adjacent lands. Novatech Page

15 Policy 6 of section 4. requires that all applications for new development: a. Orient the principal façade and entrance(s) of main building(s) to the street. Where a building abuts more than one street, the building façade and entrances will be oriented in order of priority to the arterial, collector and local street; b. Include windows on the building elevations that are visible from public spaces; c. Use architectural elements, massing, and landscaping to accentuate main building entrances. The Subject Property is unique in that it is located along the O Keefe Drain. The building has been oriented such that the entrance and two active façades of the building are facing both Dealership Drive and the pathways along the O Keefe Drain. The red entranceway of the dealership accentuates the main entrance of the building. Policy 8 of Section 4. discusses loading facilities, service areas, mechanical equipment (including roof-top), vents and metering devices. The loading space is located on the south side of the automotive dealership. The garbage and recycling enclosure and the scrap metal and tire enclosure will be constructed to the rear of the building. Wood fencing and doors shields the garbage enclosure from the view of the multiuse pathway adjacent to the rear lot line, along the O Keefe Drain, while the used tires are enclosed by a metal container provided by the recycle company. Novatech Page 2

16 Figure 9: Service and Loading Areas Massing and Scale Massing and scale describes the form of the building, how tall it is, how much of the lot it occupies and how it is positioned in relation to the street and surrounding buildings. The proposed design is for a two storey automobile dealership incorporating the Honda corporate signage. The proposed development is one of the first within the CitiGate business park. Other permitted uses within the business park will be similar in scale and complementary to the proposed development. The proposed design is consistent with the intended scale and massing of future development. Outdoor Amenity Areas Outdoor amenity areas are the private and communal areas of a property that are designed to accommodate a variety of leisure activities. The proposed dealership is not intended to provide public amenities, but is located across from a public node surrounding the CitiGate stormwater management pond. The node is predominantly designed with landscaping and pathways connecting to the O Keefe Drain multiuse pathway. Additional design structures such as bicycle parking, shade structures, picnic tables and benches may be added to the Novatech Page

17 node. The proposed development will not have a negative impact on this public amenity area, as the node is intended for use by those working and visiting the business park. Design Priority Areas Policies 8-20 are applicable to those sites located in design priority areas. The Subject Property is not located within a design priority area. These policies are not applicable. 4.2 CitiGate Corporate Campus Design Guidelines The Regional Group has prepared Design Guidelines for the CitiGate Corporate Campus in which the subject property is located. These guidelines were created to ensure that the CitiGate Campus as a whole, as well as individual building sites are developed in a consistent manner. The proposed automobile dealership is consistent with the following relevant guidelines: Guideline. (Streetscapes), provides design guidelines for the streetscape as well as how the frontage of private properties interact with the street. Five (5) canopy street trees line the frontage of the Subject Property, along with a mixture shrubs, perennials and ornamental grasses. Three () vehicle display areas are interspersed with the landscaping. Further, two vehicular accesses are proposed. Honda signage is located at the north access, orienting visitors towards the public parking areas. A pedestrian pathway links the sidewalk to the interior of the lot, passing through the bicycle storage area towards the main entrance of the building. Guideline 2. (Entrance Feature), recommends that each project include a unique entrance feature which incorporates a grade based corporate signage. Corporate signage is provided at the north vehicular entrance, with vehicle displays and soft landscaping providing visual interest along the frontage of the site. Street trees are also located in proximity of the vehicle display, creating a softer visual element in relation to the vehicles. Guideline 2. (Parking), aims to locate parking in the side, rear and interior yards so that parking is secondary to landscape and building design. The guidelines encourage breaking up large parking areas into smaller parking nodes,and breaking up the parking with both soft and hard landscaping. The forty-three (4) required parking spaces and 56 new vehicle storage spaces are proposed on the Subject Property. As illustrated on the landscape plan, attached as Appendix B, soft landscaping, including trees, shrubs, perennials and ornamental grasses are found throughout the parking area. Considerable attention has been placed on providing ample landscaping along the north portion of the Subject Property in order to add more visual interest along the pedestrian pathways adjacent to the O Keefe Drain. Eight (8) trees are positioned in a manner that will partially screen the building from the O Keefe Drain. Novatech Page 4

18 Guideline 2.5 (Pedestrian, Bicycle and Outdoor Amenities), encourages private sites to promote active transportation, through cycling and walking, and to provide direct access to Campus public path, trails and greenways. The proposed dealership is located directly across from the stormwater management pond public node. Pedestrian access to the site and bicycle parking are located at the front of the property with direct access to sidewalks. Visitors and employees will have direct access to both the public node across the street, as well as the multiuse pathway along the O Keefe Drain, along the east lot line. Guideline. (Celebrate the Entrance), states that main entrances should be made selfevident through the use of prominent and distinctive architectural features. The red entrance to the Honda dealership, with large tinted windows along the main façades of the building, is prominent in design compared to the white walls and doors used for the remainder of the building. The design of the site meets the intent of Guideline.2 (Universal Access) by providing accessible parking at the entrance to the building. Further, service doors along the west side and rear of the building provide clear access points for deliveries. Guideline. (Retail Buildings and Car Dealerships), encourages avoiding the use of stock buildings in order to add to the overall design philosophy of the Campus. The guidelines also suggest avoiding blank walls which face city streets and pedestrian pathways and clustering retail uses in the center of the Campus. While the corporate building design is used in this proposal, the building has been oriented in such a way that the active façades of the building face the street and the multiuse pathway along the O Keefe Drain. All proposed automobile dealerships will be located in this portion of the Campus, creating a automotive retail hub. Novatech Page 5

19 5.0 CONCLUSION The proposed development conforms to the City of Ottawa Official Plan (including policies related to Urban Design), and the South Nepean Secondary Plan for Areas 9 and 0, and complies with the City of Ottawa s Zoning By-law. The proposed development is also consistent with the CitiGate Corporate Campus Design Guidelines. The proposed automotive dealership is an appropriate and desirable addition to the CitiGate business park and represents good planning. NOVATECH Prepared By: Reviewed by: Sarah McCormick Planner Adam Thompson, MCIP, RPP Planner Novatech Page 6

20 Appendix A: Site Plan

21

22 Appendix B: Landscape Plan

23 DRIVE LOCATION PLAN KENNEVALE STRANDHERD DRIVE BLOCK 5 BLOCK 6 RUE PHILSAR STREET BLOCK 7 8 FS WP BLOCK 8 05 KF HL SM 8 RR HB BW RM HB HB SM PROMENADE DEALERSHIP DRIVE BLOCK 9 5 SG 5 SG BLOCK 0 PROMENADE NORTEL DRIVE 8 RR 5 2 FS HL 8 MP 6 4 MP 22 RR 7 FS 2 MP 5 MP 2 HL 46 FS HL PROPOSED CAR DEALERSHIP 5 KF HL 24 FS CONSULTANTS ARCHITECTS: CIVIL ENGINEERS: LEGEND LIFF & TOLOT ARCHITECTS INC. 926 MERIVALE ROAD, SUITE 0 OTTAWA, ON. K2G E8 Tel : (6) A. DAGENAIS & ASSOC. INC, 9 NOTRE DAME STREET. EMBRUN, ON. K0A W0 (T): x22 PROPOSED DECIDUOUS TREE PROPOSED CONIFEROUS TREE PROPOSED SHRUBS AND PERENNIALS PROPOSED CHAIN LINK FENCE 800MM HT. (50mm inside property line) PROPOSED SQUARE LIMESTONE BOULDERS PROPOSED FEATURE PAVING PROPOSED NATIVE WILDFLOWER SEED MIXTURE PROPOSED SOD 5 29 KF.8m Ht. CHAINLINK FENCE ISSUED FOR COMMENT AND REVIEW 2/08/205 JL No. Issue Date PROJECT BARRHAVEN HONDA DEALERSHIP DEALERSHIP DRIVE, OTTAWA, ON. DR CK JAMES B. LENNOX & ASSOCIATES INC. LANDSCAPE ARCHITECTS SUITE 200A HAMPTON PARK PLAZA, 49 CARLING AVE. OTTAWA, ONTARIO KZ 7L6 Tel. (6) Fax. (866) L. 2 L. LANDSCAPE PLAN SCALE :00 REMOVE POTS COMPLETELY FROM POTTED STOCK OR CUT AND REMOVE BURLAP AND WIRE FROM TOP / OF ROOTBALL. SHRUB & PERENNIAL PLANTING N.T.S. 50 REMOVE DAMAGED OR OBJECTIONABLE BRANCHES. FOLLOW PROPER HORTICULTURAL PRACTICE. PLANTING BED AROUND SHRUBS. COVER ENTIRE BED WITH 75mm DEPTH WOOHIP MULCH. PULL BACK MULCH FROM BASE OF SHRUBS. ENSURE THAT MULCH COVERS ALL EXPOSED SOIL. TAPER TO BLEND NATURALLY WITH FINISHED GRADE. TOPSOIL MIXTURE AS PER SPECIFICATIONS m REMOVE DAMAGED OR OBJECTIONABLE BRANCHES. FOLLOW PROPER HORTICULTURAL PRACTICE. DO NOT PRUNE LEADER TREE WRAP APPLIED SPIRALLY FROM GROUND UP TO HEIGHT OF SECOND BRANCHES. 2 STAKES MIN 2400mm LONG WITH NO. 2 GALVANIZED WIRE ENCASED IN 2mm DIAMETER RUBBER HOSE ALLOWING SLACK IN GALVANIZED WIRE. REMOVE STAKES AFTER ONE YEAR. STAKE BEYOND EDGE OF ROOTBALL. CONSTRUCT 00mm SAUCER AROUND TREE BASE. FILL WITH 75mm WOOHIP MULCH. PULL BACK MULCH FROM BASE OF TREE. ENSURE THAT MULCH COVERS ALL EXPOSED SOIL. TAPER TO BLEND NATURALLY WITH FINISHED GRADE TOPSOIL MIXTURE AS PER SPECIFICATIONS PLACE / OF ROOT BALL ABOVE GRADE. CUT AND REMOVE BURLAP AND WIRE BASKET FROM TOP / OF ROOTBALL WITHOUT DISTURBING ROOTS. L. DECIDUOUS TREE PLANTING N.T.S ROOTBALL NOTE ALL DIMENSIONS ARE IN MILLIMETRES. USE TREE SPECIES TOLERANT TO POORLY DRAINED SOIL CONDITIONS ROOT COLLAR TO BE SET 00mm ABOVE FINISHED GRADE. COMPACTED ROOTBALL SUPPORT PAD GENERAL NOTES:. It is the responsibility of the appropriate contractor or official to report any errors, omissions or discrepancies on this plan with actual site conditions to the Landscape Architect before proceeding with construction. 2. The contractor is to notify all utility companies and authorities prior to any excavation and ascertain locations of underground services.. The contractor is to reinstate all areas and items damaged as a result of construction activity. 4. The contractor is to comply with all pertinent codes and by-laws. 5. The contractor is to maintain a positive surface run-off throughout the entire construction period. 6. The Landscape Architect is not responsible for subsurface conditions. 7. The contractor is to identify all existing trees to remain on site with the Landscape Architect prior to construction. 8. The contractor is to stake the proposed location of all plant material in conjunction with the Landscape Architect prior to excavation. 9. Minimum distances for selected deciduous trees are as follows: - Building Foundations 7.5m - Sidewalks.5m - Public Streets 2.5m - Underground Infrastructure 2.0m 0. All trees within m of underground utility trenches are to be excavated by hand.. Remove all protective wrapping from tree trunks after installation. 2. Staking of trees shall only be performed if necessary.. Ensure that mulch is pulled back a min. distance of 75mm from base of tree trunk. PROPOSED PLANT LIST KEY QTY. BOTANICAL NAME COMMON NAME SIZE CONDITION REMARKS TREES RM Acer rubrum Red Maple 70mm ø B&B SM 2 Acer saccharum Sugar Maple 70mm ø B&B 8000 mm o.c. HB Celtis occidentalis Hackberry 70mm ø B&B 8000 mm o.c. HL 8 Gleditsia triacanthos Honey Locust 70mm ø B&B 6000 mm min. WP Pinus strobus White Pine 800mm ht. B&B 4000 mm o.c. BW Tilia americana Basswood 70mm ø B&B SHRUBS QTY. KEY FS 90 Rhus aromatica 'Gro-Low' Grow-Low Fragrant Sumac 500mm ht. Potted 800 mm o.c. MP 58 Pinus mugo 'Pumilio' Dwarf Mugo Pine 600mm spr. Potted 200mm o.c. RR 50 Rosa rugosa Rugosa Rose 600mm Ht. Potted 200 mm o.c. PERENNIALS AND ORNAMENTAL GRASSES KF 69 Calamagrostis acutiflora Feather Reed Grass 250mm pot Potted 800 mm o.c. 'Karl Foerster' 22 Hemorocallis 'Stella D'Oro' Stella D'Oro Daylily 250mm pot Potted 400 mm o.c. SG 70 Panicum virgatum 'Prairie Fire' Prairie Fire Switchgrass 250mm pot Potted 800 mm o.c. 50 Sedum 'Autumn Joy' Autumn Joy Sedum 250mm pot Potted 400 mm o.c. DRAWING LANDSCAPE PLAN STAMP PROJECT NORTH SCALE See Plan START DATE August 205 PROJECT NO. DRAWING NO. L. PLOT SIZE ARCH-D

24 Appendix C: Honda Elevation Drawings

25

26 Appendix D: CitiGate Landscape Plan

27 PLANTING NOTES m CONTOURS CHAIN LINK FENCE (SEE DETAIL D0 ON SHEET CG-LP6) SOUTH AND WEST SLOPE PLANTING, SEE DETAILS D4 AND D5, ON SHEET CG-LP5 GEOGRID REINFORCEMENT ON SLOPES SHRUBS AND/OR PERENNIALS 0.6m HT. MAX. SWM WETSOILS SHRUBS EXISTING WOOOT EMERGENT SEED MIX AND COVER CROP MULTI-USE PATH HYDROSEED MIX SUBMERGENT PLANTING BLOCK 6m BAND, WETSOILS BOUNDARY 00 YEAR FLOOD PLAIN GENERAL NOTES. PLEASE NOTE THAT THE FOLLOWING SWM POND SUBMERGENT PLANT SPECIES SELECTION LIST IS PRELIMINARY AND IS NOT FOR CONSTRUCTION. A CCN WILL BE ISSUED WITH THE FINALIZED PLANTING LIST. BLOCK 4 SHIP D DEALER NOTE: SEE CG-LP AND CG-LP4 FOR GRASS SEED PLAN BLOCK 6 BLOCK 5 RIVE PHILSAR STREET BLOCK 9 O'KEEFE DRAIN 0. Reinstate all areas damaged or disturbed beyond the Limit of Work.. The contractor shall maintain the plant material according to accepted horticultural practice and shall warrant that as itemized on the plant list will remain free of defects for a minimum period of one () full year from completion acceptance and commencement of the warranty period. Throughout the warranty period, the Contractor, at his own expense, shall replace plant material of the same size and species as specified, if found dead, unhealthy, in an unsatisfactory growing condition or does not meet the requirements of the specifications as determined by the Landscape Architect. The Landscape Architect reserves the right to extend the Contractor's warranty for an additional one () year if, at the end of the warranty period, leaf development and growth is not sufficient to ensure future survival. 2. Topsoil shall be high quality, Grade A, containing a maximum of 70% sandy loam and 0-5% organic matter and comply with the Canadian System of Soil Classification. p.h value should be 5.5 to 7.5, and it should not contain toxic or growth prohibiting elements. Soil shall be free of stones greater than 25mm dia., and course vegetative material shall not exceed more than 2% of the volume. Topsoil will be stockpiled and inspected on site by the Landscape Architect prior to installation. The Landscape Architect may require testing by a certified company that can recommend measures to improve soil quality. PROPOSED CONIFEROUS TREE 9. "TALL ZONE" 5m LENGTH OF TALL SHRUBS NORTH AND EAST SLOPE PLANTING, SEE DETAILS D4 AND D5, ON SHEET CG-LP5 WING 8. "RIPARIAN SEED MIX," SEE SHEET CG-LP FOR DETAILS A SEE DR 7. 8x 00mm DUCTS 6. PROPOSED DECIDUOUS TREE, FUTURE DEVELOPMENT BLOCK ENTRANCES, SUBJECT TO SITE PLAN SUBMISSION DRIVE 5. HP -LP 20-CG 9 0. o N. 4. STRANDHERD DRIVE LANDSCAPE LEGEND: 2. This drawing shall be read in conjunction with all relevant Engineering, and related drawings and documents. Refer to Engineering Drawings for Grading. Provide drainage as indicated in grading plan. Round smoothly all tops and toes of slopes. Compact all areas to 95% Standard Proctor Density unless otherwise noted. Refer to Engineering Drawings for site servicing. Contractor must contact utility companies for stake outs prior to excavation or planting. Plant material shall be No. Grade and shall comply with Canadian Standards for Nursery Stock (latest edition) published by the Canadian Nursery Landscape Association. All trees and shrubs shall be container grown, potted, S/B or B/B. Bare root planting will only be acceptable for certain species and as approved by the Landscape Architect. Plant material substitutions shall not be permitted without the written approval from the consultant. Plant locations are schematic / approximate only. Contractor shall stake out locations on site for approval by the landscape architect prior to installation. The illustrated number of plants shown in the Planting Plan supersedes the estimated number in the Master Plant List. Contractor to report any discrepancies to the Landscape Architect prior to installation. Contractor will assume full responsibility if the Landscape Architect is not notified. Shrubs shall be planted in a continuous prepared bed of 600mm depth approved planting soil mix covered with 75mm depth composted pine mulch to finish grade. For reforestation beds, refer to Detail D6 on Sheet CG-LP6. Sod areas to receive 25mm depth topsoil mix as specified and shall be No. Kentucky Bluegrass Sod grown from minimum mixture of Kentucky Bluegrass cultivars. Quality and source shall comply with Canadian Standards for Nursery Stock, Section 7, (latest edition) published by the Canadian Nursery Landscape Nursery Landscape Association. Unless otherwise specified, turf is to be maintained by the contractor until a second cutting is accepted by the Landscape Architect. Apply the following mineral fertilizer unless soil tests show other requirements: Sodded areas - (-8-4) % Nitrogen, 8% Phosphorus, 4% Potash at a rate of 450kg/ha. - Planting Beds - (7-7-7) - 7% E KENNEVAL EB99. O'KEEFE DRAIN 25.0m GRASSED OVERFLOW WEIR = GENERAL NOTES EMERGENT COVER CROP SEED MIX: Seeding Rate: 5kg/hectare Botanical Name Common Name 66% 4% ELYMUS RIPARIUS ELYMUS VIRGINICUS RIVERBANK WILD RYE VIRGINIA WILD RYE Common Name % 6% 20% 0% 5% 5% 2% 2% 5% 5% 0% 20% 7% ASTER NOVAE-ANGLIAE ASCLEPIAS INCARNATA CAREX VULPINOIDEA ELYMUS VIRGINICUS EUPATORIUM MACULATUM JUNCUS EFFUSES LEERSIA ORYZOIDES MIMULUS RINGENS PONTEDERIA CORDATA SAGITTARIA LATIFOLIA SCIRPUS ATROVIRENS SCIRPUS CYPERINUS VERBENA HASTATA NEW ENGLAND ASTER SWAMP MILKWEED FOX SEDGE VIRGINIA WILD RYE JOE PYE-WEED SOFT RUSH RICE CUTGRASS SQUARE STEMMED MONKEY FLOWER PICKERELWEED BROAD-LEAVED ARROWHEAD GREEN BULRUSH WOOLGRASS BLUE VERVAIN BLOCK 8 STORMWATER MANAGEMENT BLOCK BLOCK 2 FUTURE DEVELOPMENT (BY OTHERS) Botanical Name RIVE Rate PLEASE NOTE THAT THE FOLLOWING SWM POND EMERGENT PLANT SPECIES SELECTION LIST IS PRELIMINARY AND IS NOT FOR CONSTRUCTION. A CCN WILL BE ISSUED WITH THE FINALIZED PLANTING LIST. SHIP D EMERGENT SEED MIX: Seeding Rate: 24kg/hectare. DEALER Rate 2 H 2R S G D C B 2R 2SL S SD T4 96. BLOCK BLOCK 0 6H :500 6H C D 2B 2SL SWM POND BERMS NORTEL DRIVE G 2B S 2R 2SL RIVE SHIP D DEALER FUTURE CURB TEMPORARY CUL-DE-SAC H 8. REVISED PER CITY COMMENTS FEB 8/5 7. ISSUED FOR CCN DEC 22/4 DESIGN SCALE LOCATION CITY OF OTTAWA CHECKED 5. ISSUED FOR CLIENT REVIEW AUG 4/4 :000 DRAWN 2. RE-ISSUED FOR CONSTRUCTION APR 7/4 4. ISSUED FOR SWM APPROVAL AUG 0/4. ISSUED FOR CONSTRUCTION APR 2/5. ISSUED FOR TENDER JUL 8/4 0. ISSUED FOR APPROVAL MAR 9/5 2. ISSUED FOR APPROVAL JUL 8/4 9. ISSUED FOR APPROVAL MAR 2/5. ISSUED FOR REVIEW JUN 7/4 DATE BY DATE BY CHECKED :000 No. REVISION No. REVISION RGJ AN RY ME N APPROVED G. JAM E MBER A RC H JDP CITI GATE 46 CORPORATE CAMPUS F L AN D N I ASS C I AT I I NOV 2/4 TA R REVISED PER RVCA COMMENTS CTS TE 6. DRAWING NAME S NOTE: THE POSITION OF ALL POLE LINES, CONDUITS, WATERMAINS, SEWERS AND OTHER UNDERGROUND AND OVERGROUND UTILITIES AND STRUCTURES IS NOT NECESSARILY SHOWN ON THE CONTRACT DRAWINGS, AND WHERE SHOWN, THE ACCURACY OF THE POSITION OF SUCH UTILITIES AND STRUCTURES IS NOT GUARANTEED. BEFORE STARTING WORK, DETERMINE THE EXACT LOCATION OF ALL SUCH UTILITIES AND STRUCTURES AND ASSUME ALL LIABILITY FOR DAMAGE TO THEM. E AP SC M:\2009\0920\Citi Gate\CAD\Landscape\SPA\0920_L-L2-L5-E-E2.dwg, CG-LP2 Basic, Apr 07, 205-2:59pm, bthurber BLOCK H Suite 200, 240 Michael Cowpland Drive Ottawa, Ontario, Canada K2M P6 Telephone Facsimile Website (6) (6) PHASE LANDSCAPE PLAN FOR SUBMISSION TO THE CITY OF OTTAWA PROJECT No REV REV # 2 DRAWING No. 0920CG-LP2