britannia plaza - webcast.ottawa.ca

BRITANNIA PLAZA

1495 Richmond Road

PLANNING RATIONALE

Prepared by:

NOVATECH ENGINEERING CONSULTANTS LTD.

Suite 200, 240 Michael Cowpland Drive Ottawa, Ontario

K2M 1P6

April 2, 2013

Novatech File: 113042

M:\2013\113042\DATA\APPLICATIONS\SITE PLAN\20130318-PRATIONALINTROLETTRE.DOC

April 2, 2013 Nick Sawyer Colonnade Development 16 Concourse Gate, Suite 200 Ottawa, Ontario K2E 7S8

Reference: Britannia Plaza, 1495 Richmond Road, Site Plan Application

Planning Rationale

Our File No.: 113042

The following Planning Rationale has been prepared in support of a site plan application for the proposed redevelopment of the portion of the Britannia Plaza that was destroyed by fire in 2009. The proposed redevelopment consists of a one-storey commercial building separated into three commercial/retail units, as well as a drive-through facility. Based on the findings of this Planning Rationale, the proposed site plan is consistent with the Provincial Policy Statement, conforms to the policies in the City of Ottawa Official Plan, complies with the provisions of the City’s Zoning By-law, is consistent with other relevant planning documents and represents good land use planning. If you have any questions as you complete your review, please do not hesitate to contact me. Sincerely,

NOVATECH ENGINEERING CONSULTANTS LTD.

Cynthia Jacques Planner

CONTENTS

1.0 INTRODUCTION

1.1 Purpose ........................................................................1 1.2 Site Plan Proposal .......................................................1

2.0 COMMUNITY CONTEXT 2.1 Site Description...........................................................3 2.2 Surrounding Uses........................................................6 2.3 Transportation .............................................................7

3.0 PLANNING POLICY AND REGULATORY FRAMEWORK

3.1 Provincial Policy Statement (2005) ..............................8 3.2 City of Ottawa Official Plan ........................................11

3.2.1 Arterial Mainstreet Designation ...................11 3.2.2 Review of Development Applications and Land Use Compatibility ........................................14

3.3 City of Ottawa Zoning By-law 2008-250.....................16 3.3.1 Zones..........................................................16 3.3.2 Parking & Queuing......................................19

3.4 Urban Design Guidelines...........................................20 3.4.1 Design Guidelines for Arterial Mainstreets ..20 3.4.2 Design Guidelines for Drive-Through Facilities...............................................................21

4.0 SUMMARY ...........................................................................22

PLANNING RATIONALE, 1495 Richmond Road April 2, 2013

PAGE 1

1.0 INTRODUCTION

This Planning Rationale has been prepared in support of a site plan application for the property

located at 1495 Richmond Road in the City of Ottawa.

The 11,031.90 m2 (2.7 acre) property is located at the north-east corner the intersection of

Richmond Road and Poulin Avenue, and is occupied by the Britannia Plaza, a neighbourhood

commercial plaza. The most easterly portion of the Subject Property along Richmond Road has

been vacant since a fire destroyed the former building in 2009. This portion of the site

comprises the “Redevelopment Lands”.

The site plan proposes to redevelop the vacant easterly portion of the Britannia Plaza, replacing

the structure that was destroyed by fire in 2009. The new structure will consist of three new

commercial units, with a total gross floor area (as defined in the City’s Zoning By-law) of 550 m2

of commercial space. Two retail stores are proposed for the westerly units, while the most

easterly unit is expected to be occupied by a bank. A drive-through facility is proposed for the

bank tenant.

1.1 PURPOSE

Novatech Engineering Consultants Ltd. (Novatech) has prepared this Planning Rationale in

support of a site plan application for the redevelopment of the eastern portion of the 11,031.90

m2 (2.7 acre) property located at 1495 Richmond Road. The site plan proposes to replace that

part of the plaza that was lost to fire in 2009 with a detached, single-storey commercial building

containing two retail units and a bank with a drive-through.

This Planning Rationale will demonstrate how the proposed development is:

• Consistent with the policies of the Provincial Policy Statement

• Conforms to the policies of the City of Ottawa Official Plan

• In keeping with the intent of the provisions of the Zoning By-law

• Consistent with the Urban Design Guidelines for Arterial Mainstreets and the Urban

Design Guidelines Drive-Trough Facilities

1.2 PROPOSAL

The proposal for the Redevelopment Lands located at 1495 Richmond Road is for a single-

storey infill building consisting of three commercial units and a drive-through facility, replacing


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the easterly portion of the plaza that was destroyed by fire in 2009. The building footprint for the

replacement building is smaller than the former commercial building that occupied the

Redevelopment Lands prior to the fire, which was approximately 725 m2 in size. The planned

redevelopment will reintroduce 550 m2 of commercial space to the upper level of the plaza, and

will be divided into three separate units: two retail stores and bank with a drive-through bank

machine. Specific tenants for the two retail units have not yet been identified. The development

will use the existing two vehicular access points to the site (one off of Richmond Road and one

off of Poulin Avenue). The proposed site plan is shown in Figure 1. A full-size copy of the site

plan is provided at the back of this Planning Rationale.

Figure 1: Site Plan

This replacement building will introduce new commercial uses to the Britannia Plaza, and

intensify the uses on the site. The redevelopment will feature a design that is cohesive with the

already modernized westerly section of the plaza (renovated in 2011), and will contribute to the

improved aesthetic quality of the streetscape. This location is ideal for retail/commercial


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development given its location along a designated Arterial Mainstreet and accessibility by

various modes of transportation.

As noted in Section 3.6.3 of the Official Plan, Arterial Mainstreets are generally “more

automobile-oriented environment[s]”. The site plan proposal includes a drive-through facility

associated with the bank tenant, to ensure a competitive advantage with other financial

institutions in the area that have drive-through facilities, including the TD Bank branch (with a

drive-through facility) located across the street from the Subject Property. The proposed drive-

through facility will be located along the easterly side of the building, and will be separated from

the adjacent land use to the east (the Dairy Queen) by a parking area and a retaining wall. In

addition, the Dairy Queen on the abutting property to the east is situated such that only a

(windowless) brick wall of the Dairy Queen building abuts the Subject Property.

2.0 COMMUNITY CONTEXT

2.1 SITE DESCRIPTION

The property is legally described as Part of Block A, Registered Plan 427924 in the City of

Ottawa (the “Subject Property”, illustrated in Figure 2). The property is irregularly shaped and is

11,031.90 m2 (2.7 acre) in size. The property is occupied by the Britannia Plaza, a

neighbourhood commercial plaza that is divided into two levels due to the grade change

between Richmond Road and Priscilla Street. The upper level of the plaza that fronts along

Richmond Road originally comprised two separate buildings, each containing several

commercial units, separated by a stairway leading to the lower level of the plaza (refer to Figure

3). The easterly building—once accommodating a pawnshop, bike store and Rockin' Johnny's

Diner—was destroyed by a fire in 2009. This portion of the site has remained vacant since the

fire, and comprises the portion of the site that is subject to this proposed site plan (the

Redevelopment Lands) (refer to Figure 2 and Figure 4).

The westerly building on the upper level of the plaza underwent renovations in 2011 to

modernize the 1960’s structure. This building currently houses a Farm Boy, Rainbow Foods and

the Royal Britannia Pub. Additional shops (including a Quickie and a Money Mart), as well as a

covered parking area make up the lower level of the shopping plaza, accessed at the rear of the

property via Priscilla Street.


PAGE 4

Figure 2: View of Subject Property


PAGE 5

Figure 3: Aerial View of Subject Property Prior to the 2009 Fire and 2011 Renovation

Figure 4: Current View of Redevelopment Lands (Vacant)


PAGE 6

2.2 SURROUNDING USES

The Subject Property, the Brittania Plaza, is located along the north side of Richmond Road, at

the intersection of Poulin Avenue (see Figure 5). On the upper level of the plaza, fronting along

Richmond Road, there is a large Farmboy grocery store, Rainbow Foods natural food store, and

the Royal Britannia Pub. The most easterly portion of the upper level of the plaza comprises the

Redevelopment Lands, which have been vacant since the loss of a restaurant and retail uses

due to a fire in 2009. At the lower level of the Britannia Plaza, fronting along Poulin Avenue and

Priscilla Street, there are additional retail stores, including a Quickie, the Chandlery Marine

Supplies store, and a hair salon, among other shops. The most easterly portion of the lower

level of the plaza is occupied by a covered parking area. The delivery bays for the retail stores

in the plaza are also located on the lower level, accessed via Priscilla Street.

In proximity to the Subject Property, there is a mix of commercial/retail and residential uses

(higher density housing types), particularly along Richmond Road and Carling Avenue. Across

the street from the Subject Property, along the south side of Richmond Road, there is another

shopping plaza, the Towne and Country Village Plaza. There are several retailers and

restaurants in this plaza, including a Shopper’s Drug Mart, a Thrift Store, Pet Valu, Baskin

Robbins, First Choice Haircutters, and a TD Bank with a drive-through facility. Also within this

plaza, fronting along Carling Avenue, there is a McDonald’s Restaurant with a drive-through

facility. To the west of the Towne and Country Plaza, there is a vacant lot at the south-east

corner of Richmond Road and Poulin Avenue.

As illustrated in Figure 5, there are additional retail/commercial uses located along Richmond

Road and Carling Avenue in proximity to the Subject Property, including the Lincoln Fields

Shopping Centre located east of the Subject Property between Richmond Road and Carling

Avenue. There are also high-rise apartments and community housing in this area. A few

institutional uses, such as a fire station and a church, are also located in proximity to the Subject

Property (refer to Figure 5).

To the north and west of the Subject Property, as well as south of Carling Avenue, residential

uses are predominant (refer to Figure 5). These residential neighbourhoods comprise mainly

low-density housing types, including detached, semi-detached, and duplex dwellings.

The uses (retail/commercial and drive-through facility) proposed for the Redevelopment Lands

are consistent with the surrounding uses, and would further contribute to the mix of uses in the

area.


PAGE 7

Figure 5: View of Subject Property and Surrounding Uses

2.3 TRANSPORTATION

The Subject Property is accessible by foot, bicycle, public transit and motor vehicle. Richmond

Road is designated as an Existing Arterial on Schedule E (Urban Road Network) of the Official

Plan. Carling Avenue is also identified as an Existing Arterial.

Table 1 Road of Right-of-Way Protection of Annex 1 of the Official Plan identifies the protected

right-of-way of 37.5 metres for Richmond Road between the Sir John A. Macdonald Parkway

and Highway 417. The limits of the protected right-of-way are shown on the site plan.

Policy 2.2.2.4 b. of the Official Plan states:


PAGE 8

Arterial Mainstreets inside the Greenbelt are designated in this Plan and the

Transportation Master Plan as supplementary rapid transit corridors. As such, the

intent of this Plan is to guide their development toward denser and more urban

forms that will support frequent transit service and prepare them for the high level

of transit that is planned for Supplementary Rapid Transit corridors in the future.

The portion of Richmond Road that passes directly in front of the Subject Property is identified

as a Transit Priority Route in Schedule D of the Official Plan. Several bus routes pass along

Richmond Road in front of the Subject Property, including bus numbers 2 and 16. There are

also busses that pass along Carling Avenue near the Subject Property, including bus number

85. The Subject Property is also near the existing Transitway (the City’s Bus Rapid Transit

Service), which is located east of the property along the Sir John A. Macdonald Parkway

(approximately 700 metres or about a 10-15 minute walk from the Subject Property).

Schedule C of the Official Plan (Primary Urban Cycling Network) identifies Richmond Road as

an On-Road Cycling Route. The proposed development supports cycling through the provision

of secure bicycle parking spaces. The site plan provides more bicycle parking spaces than the

minimum required for the proposed redevelopment, as per Section 112 of the Zoning By-law

(refer to Section 3.3.2 of this report).

The proposed site plan provides for safe, direct pedestrian access from public sidewalks to the

major building entrances on the Redevelopment Lands. These access routes are clearly

identified to pedestrians and motorists through the use of walkway markings on the pavement.

Safe access across the drive through access is also provided and denoted similarly to the

walkways connecting the proposed buildings to the public sidewalk. These pedestrian accesses

are illustrated on the site plan.

A Transportation Impact Study (TIS), prepared by Novatech Engineering Consultants, further

examines the transportation and traffic considerations of the development proposal. The study

has found that the proposed development of the Redevelopment Lands will not cause any

significant transportation impacts.

3.0 PLANNING POLICY AND REGULATORY FRAMEWORK

3.1 PROVINCIAL POLICY STATEMENT (2005)

The 2005 Provincial Policy Statement (PPS) was issued under Section 3 of the Planning Act

and came into effect on March 1, 2005. Under the authority of Section 3 of the Planning Act, all


PAGE 9

decisions affecting planning matters shall be consistent with this policy statement. The specific

policies that are relevant to this site plan application are discussed below.

Section 1.1 Managing and Directing Land Use to Achieve Efficient Development and Land Use

Patterns of the PPS states that communities should be sustained, in part, “promoting efficient

development and land use patterns” and by “accommodating an appropriate range and mix of

residential, employment (including industrial, commercial and institutional uses), recreational

and open space uses to meet long-term needs”.

The proposal to replace retail commercial space on the vacant portion of the Britannia Plaza site

is consistent with this PPS policy as it contributes to the mixed-use nature of the community,

and is an overall more efficient use of the land. Additional retail jobs will also be created as a

result of this development.

Section 1.1.3 Settlement Areas includes policies that direct the form of development in urban

areas. The Subject Property is located within a Settlement Area, as defined by the PPS. Policy

1.1.3.2 states:

Land use patterns within settlement areas shall be based on:

a) densities and a mix of land uses which:

1. efficiently use land and resources;

2. are appropriate for, and efficiently use, the infrastructure and public

service facilities which are planned or available, and avoid the need for

their unjustified and/or uneconomical expansion; and

3. minimize negative impacts to air quality and climate change, and

promote energy efficiency in accordance with policy 1.8; and

b) a range of uses and opportunities for intensification and redevelopment in

accordance with the criteria in policy 1.1.3.3.

The replacement commercial units proposed for the Britannia Plaza site contribute to the mix of

uses found in the area. The commercial redevelopment also makes efficient use of the land, by

developing a currently vacant portion of the site. The development will make efficient use of

public infrastructure and services, including roads, public transportation, municipal water

services, and municipal sewer services.

In Section 1.6 Infrastructure and Public Service Facilities of the PPS, Policy 1.6.2 states:

The use of existing infrastructure and public service facilities should be

optimized, wherever feasible, before consideration is given to developing new

infrastructure and public service facilities.


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In addition, Policy 1.6.4.1 of the PPS states:

Planning for sewage and water services shall:

a) direct and accommodate expected growth in a manner that promotes the

efficient use of existing:

1. municipal sewage services and municipal water services

An Assessment of Adequacy of Public Services/Site Servicing Study was completed by EXP for

the proposed development, to assess whether the existing infrastructure servicing the Subject

Property can accommodate the proposed uses. The study confirms that the existing

infrastructure and servicing at 1495 Richmond Road can accommodate the proposed

development. The site plan proposal is consistent with Policy 1.6.2 of the PPS, making more

efficient use of existing infrastructure.

Section 1.3 Employment Areas of the PPS sets out policies related to the promotion of

economic development and competitiveness. While this section includes policies specific to

designated Employment Areas, it also includes more general policies related to economic

development and job creation. Policy 1.3.1 states:

Planning authorities shall promote economic development and competitiveness

by:

a) providing for an appropriate mix and range of employment (including industrial,

commercial, and institutional uses) to meet long-term needs;

While the proposed development is not located within a designated Employment Area, it

contributes to the range and mix of commercial employment in the area.

Section 1.6.5 Transportation Systems includes policies related to public transportation. Policy

1.6.5.2 states that “Efficient use shall be made of existing and planned infrastructure.” Policy

1.6.5.4 states:

A land use pattern, density and mix of uses should be promoted that minimize

the length and number of vehicle trips and support the development of viable

choices and plans for public transit and other alternative transportation modes,

including commuter rail and bus.

The proposed site plan for the Subject Property is consistent with policy 1.6.5.2 as the

development can be accommodated by existing transportation infrastructure and services (the

Transportation Impact Study prepared by Novatech Engineering Consultants submitted as part


PAGE 11

of this site plan application provides further details). The proposed site plan is also consistent

with policy 1.6.5.4 as it intensifies the uses on the site, which supports the viability of alternative

modes of transportation. The redevelopment will allow for more shopping opportunities in one

place, which can potentially reduce the number of vehicular trips made for shopping trips.

The proposed site plan for the property at 1495 Richmond Road is consistent with the relevant

policies of the PPS.

3.2 CITY OF OTTAWA OFFICIAL PLAN

The City of Ottawa Official Plan was adopted by City Council on May 14, 2003 and modified by

the Minister of Municipal Affairs and Housing on November 10, 2003. There have been

numerous modifications and amendments approved by City Council and the Ontario Municipal

Board. For the purposes of this Planning Rationale, the consolidated online version of the City

of Ottawa 2011 Official Plan (the ‘Official Plan’) was used for reference.

3.2.1 Arterial Mainstreet Designation

The Subject Property is located within the Arterial Mainstreet designation of the City of Ottawa,

as shown on the Urban Policy Plan presented in Schedule B of the Official Plan (refer to Figure

6).


PAGE 12

Figure 6: Excerpt from City of Ottawa Official Plan, Schedule B

Section 3.6.3 Mainstreets of the Official Plan indicates that:

Mainstreets generally developed after 1945, designated as Arterial Mainstreets, typically present an urban fabric of larger lots, larger buildings, varied setbacks, lower densities and a more automobile-oriented environment, often within a divided cross section of four or more lanes. They generally do not provide on-street parking. Parking lots are often located between the buildings and the street, and the predominant existing land use is single-purpose commercial.

The policies set out in Section 3.6.3 of the Official Plan that are relevant to this site plan

application for 1495 Richmond Road include the following:

Policy 3.6.3.1 … [Arterial Mainstreets] are planned to provide a mix of uses and

have the potential to evolve, over time, into more compact, pedestrian-oriented

and transit friendly places…[and] will fulfill and take advantage of their multi-

modal transportation corridor function.


PAGE 13

And;

Policy 3.6.3.3 A broad range of uses is permitted on Traditional and Arterial

Mainstreets, including retail and service commercial uses, offices, residential and

institutional uses…

And;

Policy 3.6.3.6 New gas bars, service stations, automobile sales, and drive-

through facilities are permitted on Arterial Mainstreets and will be evaluated on

the basis of the Design Objectives and Principles in Section 2.5.1, any applicable

Council-approved design guidelines, and the Compatibility policies set out in

Section 4.11.

And;

Policy 3.6.3.8 Redevelopment and infill are encouraged on Traditional and

Arterial Mainstreets in order to optimize the use of land through intensification, in

a building format that encloses and defines the street edge and provides direct

pedestrian access to the sidewalk…

The proposed site plan will replace the commercial building that was lost due to fire in 2009,

introducing new commercial uses to the Britannia Plaza (as encouraged under Policy 3.6.3.3)

and contributing to the mix of uses in the area. Redevelopment of the vacant portion of the

Subject Property creates more compact development and optimizes the use of the land along

the Arterial Mainstreet. The intensification of uses on the site both supports and takes

advantage of the multi-modal transportation services provided along Richmond Road, including

the priority transit service.

By minimizing the number of parking spaces located between the proposed building and street

(Richmond Road), as well as providing sizeable sidewalks and clearly marked pedestrian

crossings, the proposed site plan for the Redevelopment Lands facilitates pedestrian access to

and from the site. The proposed drive-through facility for the financial institution is permitted, as

per Policy 3.6.3.6 for Arterial Mainstreets. A review of how the proposed redevelopment

conforms to the Design Guidelines for Arterial Mainstreets and Drive-Trough Facilities is

provided in Sections 3.4 and 3.5 of this report, respectively.

The proposed redevelopment is consistent with the Arterial Mainstreet policies of the Official

Plan, providing additional retail and service uses along Richmond Road through the

redevelopment of a vacant portion of the Subject Property.


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3.2.2 Review of Development Applications and Land Use Compatibility

Section 4.11 of the Official Plan discusses issues of compatibility in reviewing planning

applications. Policy 4.11.1 of the Official Plan states:

When evaluating compatibility of development applications, the City will have

regard for the policies of the site’s land use designation and all applicable

Community Design Plans, Secondary Plans, or site specific policies, as well as

the Design Objectives and Principles in Section 2.5.1, and the preceding policies

in Sections 4.1 through 4.10.

The following points demonstrate how the proposed site plan for 1495 Richmond Road respects

the policies in Section4.1 through 4.10 of the Official Plan. Though all sections were considered,

only those that are considered relevant to this application are discussed below.

• Relating to Policy 4.3 (Walking, Cycling, Transit, Road and Parking Lots), the Subject

Property is accessible by several transit routes and is situated along a Transit Priority

Route. The site also fronts onto a designated Existing Arterial Road and On-Road

Cycling Route (Richmond Road). The required right-of-way of 37.5 metres for

Richmond Road is protected. A Transportation Impact Study has been submitted as

part of this site plan application;

• Relating to Policy 4.4 (Water and Wastewater Servicing), the Subject Property is

currently connected to municipal water and wastewater facilities. The existing

services can adequately accommodate the proposed redevelopment;

• Relating to Policy 4.6 (Cultural Heritage Resources), the Subject Property is located

near the designated Scenic Route along Carling Avenue, as well as off-road multi-

use pathways along the Sir John A. Macdonald Parkway, as illustrated on Schedule I

of the Official Plan. The proposed development will enhance the aesthetic quality of

the streetscape near the Scenic Entry Route along Carling Avenue. The proposed

development will not impact the multi-use pathways.

• Relating to Policy 4.9 (Energy Conservation Through Design), the proposed

development will take advantage of its south-facing orientation by situating windows

along the front façade of the building;

• Relating to Policy 4.10 (Greenspace Requirements), there is no parkland dedication

requirement for the proposed redevelopment, as the proposed building will replace a

structure that was destroyed by fire in 2009.

Section 4.11 of the Official Plan sets out policies related to assessing the urban design and

compatibility of development proposals with the surrounding area. Policy 4.11.2 states:


PAGE 15

The measures of compatibility will vary depending on the use proposed and the

planning context. Hence, in any given situation individual criteria may not apply

and/or may be evaluated and weighted on the basis of site circumstances.

To demonstrate the compatibility of the proposed uses with existing uses adjacent to the

Subject Property, this Planning Rationale reviews the criteria listed in Section 4.11.2 of the

Official Plan that are relevant to this application and the local planning context.

a) Traffic: The proposed redevelopment includes three commercial units, which will

replace the commercial units lost due to fire in 2009. Richmond Road is an Existing

Arterial Road, and has the ability to accommodate traffic generated by the proposed

redevelopment uses on the site (as it was able to accommodate traffic from the

commercial units that existed on the site prior to the fire in 2009). A Transportation

Impact Study has been prepared by Novatech Engineering Consultants Ltd., which

provides further evidence that the existing roads in the area can adequately

accommodate the proposed redevelopment.

b) Vehicular Access: The current site plan proposal does not include any plans to

change the two existing vehicular access points to the site (one along Richmond

Road and one along Poulin Avenue). No vehicular access issues are anticipated as

a result of the proposed development.

c) Parking Requirements: The existing uses in the Britannia Plaza require a total of 134

parking spaces, as per the requirements set out in Section 101 of the Zoning By-law.

The proposed development of 550 m2 of commercial space requires an additional 14

parking spaces for the site, resulting in a total of 148 required parking spaces. As

presented on the site plan, the proposed development will include 186 parking

spaces. Adequate parking is provided on the site, minimizing the potential for spill

over parking on adjacent areas.

d) Outdoor Amenity Areas: The proposed development is located on the upper level

of the plaza, along Richmond Road. Along the lower level of the plaza, Priscilla

Street separates the Subject Property from the adjacent residential

neighbourhood to the north. In addition, a landscaped buffer (grassed area

around the parking lot), a sidewalk and street trees provide additional buffering of

the Subject Property from the adjacent residential area. It is not anticipated that

the proposed redevelopment will have any adverse impacts on outdoor amenity

areas of the nearby residential uses.


PAGE 16

e) Loading Areas, Service Areas, and Outdoor Storage: Garbage storage will be

located at the rear of the Subject Property (as existing) within the parking garage on

the lower level of the plaza. The garbage bins will be screened by a garbage

enclosure. The loading areas for the plaza will remain unchanged (currently located

at the rear of the building along Priscilla Street).

f) Lighting: New lighting on the site has been designed so that there is no/minimal glare

or light spilling onto adjacent uses, including the residential uses located north of the

Subject Property.

g) Noise and Air Quality: The land uses proposed as part of the redevelopment project

will not generate significant noise, odours or emissions.

h) Sunlight: Given the height of the proposed replacement structure (one storey) and

the setback of the proposed building from Priscilla Street, shadowing will not be a

concern to adjacent properties.

i) Microclimate: The proposed development is not expected to have any adverse

impacts on microclimate.

j) Supporting Neighbourhood Services: The proposal for the Redevelopment Lands will

provide additional retail and service commercial uses to the area. The scale of the

proposed commercial/retail development is appropriate for the needs and character

of the area, and is similar to existing commercial/retail uses in the surrounding area.

Considering all of the relevant policies related to the Review of Development Applications and

Land Use Compatibility, the proposed site plan is consistent with the policies of the Official Plan

and compatible with the existing surrounding uses.

3.3 CITY OF OTTAWA BY-LAW 2008-250

3.3.1 Zones

The Subject Property is zoned AM [92], Arterial Mainstreet Zone, Exception 92, as illustrated in

Figure 7. The purpose of the Arterial Mainstreet Zone is to:

… accommodate a broad range of uses including retail, service commercial,

offices, residential and institutional uses in mixed-use buildings or side by side in

separate buildings in areas designated Arterial Mainstreet in the Official Plan.


PAGE 17

Figure 7: Excerpt from City of Ottawa Zoning By-law 2008-250

The AM Zone permits numerous residential and non-residential uses. The non-residential uses

permitted in the zone are as follows:

• amusement centre

• amusement park

• animal care establishment

• animal hospital

• artist studio

• automobile dealership

• automobile rental establishment

• automobile service station

• bank

• bank machine

• bar

• broadcasting studio

• car wash

• catering establishment

• cinema

• community centre

• community garden

• community health and resource

centre

• convenience store

• day care

• diplomatic mission

• drive-through facility

• emergency service


PAGE 18

• funeral home

• gas bar

• hotel

• instructional facility

• library

• medical facility

• municipal service centre

• museum

• nightclub

• office

• park

• parking garage

• personal service business

• place of assembly

• place of worship

• post office

• production studio

• recreational and athletic facility

• research and development centre

• residential care facility

• restaurant

• retail food store

• retail store

• school

• service and repair shop

• small batch brewery

• sports arena

• technology industry

• theatre

• training center

Exception 92 prohibits the following uses:

• amusement centre other than a bingo hall

• place of assembly other than a children’s party room

• recreational and athletic facility other than a fitness centre

The proposed uses (retail store, bank, bank machine, and drive-through facility) are permitted

within the AM [92] zone.

Exception 92 in the Zoning By-law also sets out a maximum gross floor area for uses in the

upper level of the plaza along Richmond Road, where the proposed replacement structure will

be located. The maximum permitted gross floor area along Richmond Road, as per Exception

92 of the Zoning By-law, is 3,133 m2. As indicated on the proposed site plan, the gross floor

area of the existing uses in the upper level of the Britannia Plaza along Richmond Road is 2,482

m2. The total gross floor area of the proposed replacement structure on the upper level of the

plaza is 550 m2, which would bring the total gross floor area of the upper level of the plaza to

3,032 m2. With the proposed redevelopment, the total gross floor area of the upper level of the

plaza is below the maximum gross floor area permitted by Exception 92. The proposed

development therefore conforms to the zoning for the site.


PAGE 19

3.3.2 Parking & Queuing

Parking Requirements

Section 101 Minimum Parking Space Rates of the Zoning By-law sets out requirements for the

rate of off-street parking for any given land use. Table 101 of the By-law indicates that parking

spaces are required at a rate of 2.5 spaces/100 m2 for retail uses and 6 spaces/100 m2 for a

pub (based on gross floor areas, as defined in the Zoning By-law). Based on the gross floor

areas of the existing uses in the plaza, the existing requirement for parking is 134 spaces. With

the redevelopment of the vacant site, including 289.3 of gross floor area of retail and 260.9 m2

for the bank, 14 additional parking spaces are required on the Subject Property (1 spaces/100

m2 required for a bank and retail store alike).

As illustrated on the site plan, a total of 186 parking spaces are provided on the

Subject Property. The parking requirements for the existing and redeveloped uses on the site

will be met. Some of the existing parking spaces on the site are located within the required road

widening for Richmond Road. An encroachment permit will be obtained for the existing parking

area located within the expanded road allowance, to allow continued use for parking spaces.

Section 111 Bicycle Parking Space Rates and Provisions of the Zoning By-law sets out

requirements for bicycle parking. For bank and retail store uses, bicycle parking is required at a

rate of 1 space/250 m2 of gross floor area. Given the gross floor area of the proposed

replacement building, two bicycle parking spaces are required for the proposed uses. Six

bicycle parking spaces (1 rack) are provided on the site to meet the requirement for bicycle

parking for the proposed redeveloped portion of the plaza. Bicycle parking on the site is located

in front of the westerly unit of the proposed building, providing near the main entrances to the

building.

Section 110 of the Zoning By-law indicates that a landscaped buffer must be provided between

the perimeter of a parking lot and a lot line, in accordance with Table 110. In the case of the

Subject Property, a 3-metre landscaped buffer is required. It is an existing condition of the site

that the 3-metre landscaped buffer cannot be provided. The non-provision of the landscaped

buffer is an existing non-conforming condition, and it will be considered a legal non-complying

right for the site.

Drive-Through Facility

Section 112 Provisions for Drive-Through Operations of the Zoning By-law sets out

requirements for the number of queuing spaces associated with a drive-through facility for

various uses. For a bank machine drive-through facility, a minimum of three queuing spaces

are required before/at the machine and a minimum of one queuing space is required after the


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machine. As illustrated on the proposed site plan, four queuing spaces are provided before/at

the bank machine and one queuing space is provided after. The proposed site plan provides

queuing spaces in compliance with the provisions of Section 112 of the Zoning By-law.

3.4 URBAN DESIGN GUIDELINES

As the Subject Property is situated along a designated Arterial Mainstreet, it is within one of the

City’s Design Priority Areas. While the proposed redevelopment is not subject to review by the

Urban Design Review Panel, the City’s Urban Design Guidelines for Arterial Mainstreets and

Drive-Through Facilities were considered in the design of the proposed site plan. Given the

existing layout of the Britannia Plaza, and that the proposed development will use the existing

site access points and parking arrangement, some of the urban design guidelines have not

been addressed. Nevertheless, the proposed development addresses several aspects of the

design guidelines, as described below.

3.4.1 Arterial Mainstreets

In keeping with the intent of the Urban Design Guidelines for Development along Arterial

Mainstreets, the proposed development was designed so as to respect the general character of

the street and the adjacent residential area to the north. The height of the building is in keeping

with the existing commercial development on the site (and along the north side of Richmond

Road), providing a transition in building scale from the Arterial Mainstreet to the adjacent low-

density residential area to the north. The reintroduction of commercial units on the vacant

portion of site to replace those that were lost in the 2009 fire contributes to the intensification

and mix of uses in the area, taking advantage of the transit priority route along Richmond Road.

The proposed redevelopment was designed to match the existing context of the Britannia Plaza,

creating a coherent streetscape along Richmond Road. The proposed building is setback

slightly further than the existing section of the plaza (and the former portion that burnt down), to

allow for a sizeable sidewalk along the front of the building for safe pedestrian access while also

allowing for the appropriate width for the driveway leading to the parking area and drive-through

facility located on the east side of the proposed building (6.7 metres for a double traffic lane).

Most of the parking located on the Redevelopment Lands is situated along the east side of the

proposed building, with only a few spaces in front of the building (included a handicap spot).

Existing trees lining the public sidewalk along Richmond Road create a defined street edge, and

help to screen the parking area adjacent the public street while still allowing visibility of the site.

Direct, clearly defined pedestrian access is provided from the public side walk along Richmond

Road to the sidewalk leading to the entrance of the proposed building, as well as across the


PAGE 21

drive-through access, as illustrated on the site plan. Sidewalks greater than two metres in width

are provided along the front façade of the building, between the parking area and the store

entrances.

Clear windows and doors make up the majority of the front façade of the building along

Richmond Road, as well as a good portion of the eastern elevation of the building adjacent to

the queuing area for the drive-through facility. Building walls that are not glazed (and that do not

face the public street) are made up of various materials and textures (stone, metal cladding,

etc.), which helps to reduce the perception of building size along the unglazed walls. Corporate

signs are designed to fit the building scale. Garbage and recycling containers are located in an

enclosed are at the rear of the building (on the lower-level of the plaza) so that they are not

visible from the Arterial Mainstreet or the private properties north of the site.

3.4.2 Drive-Through Facilities

In keeping with the Urban Design Guidelines for Drive-Through Facilities, the proposed

development responds to the context of the area through building height and setback. As

described in the section above, the majority of the front façade of the building along Richmond

Road is glazed, as well as much of the eastern elevation of the building adjacent to the queuing

area for the drive-through facility. The entrances to the stores are visible from Richmond Road.

Clearly defined pedestrian walkways are provided between Richmond Road to the sidewalk

leading to the building entrances. Sidewalks over two-metres wide are provided along the front

façade of the building, between the parking area and the store entrances. The existing trees

along Richmond Road help to define the street edge. Wall-mounted signs are designed to fit

the building scale. The ground-mounted sign for the bank is incorporated into the landscaped

island and plays a functional role as it is part of the canopy structure covering the drive-through

bank machine.

The drive-through facility is located along the easterly edge of the proposed building, to

minimizing potential conflicts between pedestrians and vehicles on the site. A landscaped

(grassed) island separates stacking lanes for the drive-through facility from the parking area to

the east of the proposed building. A clearly defined pedestrian walkway extends from the

sidewalk along the front façade of the building across the access to the drive-through bank

machine, to ensure pedestrian safety. The appropriate number of queuing spaces required by

the Zoning By-law is provided on the site to ensure efficient on-site circulation.


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4.0 SUMMARY

This Planning Rationale has been prepared in support of a site plan application for the

redevelopment of the vacant portion of the Britannia Plaza. The proposal is for a single-storey

building that includes two retail stores and a bank with a drive-through facility, to replace the

structure that was lost to fire in 2009.

The proposed development is consistent with the Provincial Policy Statement, as it contributes

to the mixed-use nature of the community and provides opportunities for new retail jobs. The

proposed commercial redevelopment on the vacant portion of the Subject Property also makes

more efficient use of the land, as well as existing infrastructure and services.

The plan for the redevelopment of the vacant portion of the Britannia Plaza conforms to the

policies in the City of Ottawa Official Plan. This report demonstrates how the proposed

development is consistent with the policies of the Arterial Mainstreet designation. The

redevelopment proposal also contributes to the intensification of the area, by making use of land

that is currently vacant.

The proposed development for the Redevelopment Lands has been designed in accordance

with the provisions of the City of Ottawa Zoning By-law. The site plan and proposed uses

conform to the applicable requirements of the AM [92] zone.

This report also demonstrates how the proposed redevelopment responds to the overall

objective of the Urban Design Guidelines for Arterial Mainstreets and Drive-Through Facilities,

where applicable.

The site plan proposal is considered appropriate for the development of the Redevelopment

Lands, as it has regard for the nature of the existing uses in the vicinity of the Subject Property,

as well as the policies and regulations guiding development along the city’s Arterial Mainstreets.

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