Morrison Hershfield | 2440 Don Reid Drive, Ottawa, ON K1H 1E1, Canada | Tel 613 739 2910 Fax 613 739 4926 | morrisonhershfield.com
April 15, 2013
Drs. George Barlas, Marc Beaupre, John Kokkinakis, Pierre Maranger Place D’Orleans Dental Office 110 Place D’Orleans Drive Orleans, Ontario K1C 2L9
Dear Dr. Barlas, Dr. Beaupre, Dr. Kokkinakis, and Dr. Maranger:
Re: Traffic Memo Dental Clinic 3012 St. Joseph Blvd. Orleans, Ontario
Please find attached a copy of our Traffic Memo for the proposed dental clinic at 3012 St. Joseph Blvd.
Based on the City’s original understanding of the undertaking, a Transportation Brief was requested. However, through on-going discussions with City staff representatives, it was confirmed that a Traffic Memo would be sufficient to satisfy the traffic requirements for the site plan submission. This conclusion reflects the following:
• The proposed dental clinic will replace an existing restaurant at 3012 St. Joseph Boulevard. The intent is to expand the existing single storey building by adding a second floor. The ground floor would be used as a dental clinic, and the upper floor would be rented out as office space.
• Given the above development characteristics, the expected trip generation is less than the 75 vph threshold which would trigger the need for a Transportation Brief.
The attached memo summarizes the trip generation analysis and also provides an overview of the parking requirements associated with the new development.
If you have any questions regarding this memo, please do not hesitate to contact me at your earliest convenience.
Yours truly, Morrison Hershfield Limited
Jennifer Armstrong, Ph.D., P.Eng. Senior Transportation Planner
MEMORANDUM
TO: Dr. George Barlas, Dr. Marc Beaupre, Dr. John Kokkinakis, and Dr. Pierre Maranger
ACTION BY:
FROM: Jennifer Armstrong, P.Eng. FOR INFO OF:
PLEASE RESPOND BY: PROJECT No.: 2130377.00
RE: Dental Clinic – 3012 St. Joseph Blvd, Orleans, Ontario – Traffic Review
DATE: April 15, 2013
This memorandum provides an overview of the trip generation potential and parking requirements for the proposed dental clinic at 3012 St. Joseph Blvd in Orleans, Ontario. Based on our review of the trip generation characteristics of the new development, no traffic impact assessment is required . This conclusion is based on Table 4 of the City of Ottawa’s Traffic Impact Assessment Guidelines, as the net trip generation for the dental clinic is expect ed to be considerably less than the 75 vph threshold which would trigger the need for a Transportation Brief. Additional details are provided below. Note: This assessment has been based on the site pl an provided by Rickson Outhet Architects dated April 11, 2013. Should this site plan be modi fied in any material way, the calculations contained herein may need to be revisited.
Development Characteristics
The proposed development is located at 3012 St. Joseph Boulevard, across from the Place d’Orleans Shopping Centre in Orleans, Ontario.
Source: Google Maps
Figure 1 Map Showing Location of Proposed Developm ent
Development Site
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Currently, the site is occupied by the Ruby King Restaurant, a Chinese buffet. Re-development plans for the site would see the existing single storey restaurant replaced with a two-story building. The ground floor of the building would serve as a dental clinic, while the upper floor would be rented out as office space. The characteristics of the existing and proposed buildings are provided in Table 1 below. The site plan for the proposed development is provided in Attachment 1.
Table 1 Existing & Proposed Development Characteri stics
Existing Use (to be replaced)
Proposed Use
Building Use Restaurant Dental Clinic + Office Space
Building Size Basement 220 m2 (2,368 sq. ft.) 220 m2 (2,368 sq. ft.) Ground Floor 660 m2 (7,104 sq. ft.) 660 m2 (7,104 sq. ft.) Second Floor -- 570 m2 (6,135 sq. ft.) Total Gross Floor Area 880 m2 (9,472 sq. ft.) 1,450 m2 (15,608 sq. ft.)
Trip Generation Potential
The number of trips generated by the existing and proposed developments was estimated using trip rates from the Institute of Transportation Engineers’ Trip Generation manual, 8th Edition. All trip rates are based on the gross floor area (GFA) of the development (which includes the basement area), and correspond to the morning and afternoon peak hour of the adjacent street traffic.
As noted above, the current land use at the site is a single story restaurant, which for the purposes of the trip generation analysis, was classified as a “Quality Restaurant” (Land Use Code 931) in the ITE Trip Generation manual. The trip generation rates for the restaurant are shown below in Table 2.
Table 2 – Trip Generation for Existing Restaurant
Quality Restaurant –
Land Use Code 931 Average Trip Rate
%
Inbound
Trips
Development
Size
Trips Generated
Total Inbound Outbound
AM Peak Hour 0.81 trips per 1000 sq. ft.
GFA 82%
1 9,472 sq. ft. 8 7 1
PM Peak Hour 7.49 trips per 1000 sq. ft.
GFA 67% 9,472 sq. ft. 71 48 23
1 Based on data for the AM peak hour of the generator
The proposed development will consist of a two story building with a dental clinic on the ground floor. As no tenant has been identified for the upper floor, two scenarios were considered:
• The upper floor serves as general office space • The upper floor supports office uses related to the dental clinic
The trip generation rates associated with these two types of land uses are provided in Table 3.
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Table 3 – Trip Generation Rates for Proposed Develo pment
Medical-Dental Office Building –
Land Use Code 720
General Office Building –
Land Use Code 710
Average Trip Rate % Inbound
Trips Average Trip Rate
% Inbound
Trips
AM Peak Hour 2.30 trips per 1000 sq. ft. GFA 79% 1.55 trips per 1000 sq. ft. GFA
(See Note 2) 88%
PM Peak Hour 3.46 trips per 1000 sq. ft. GFA
(See Note 1) 27%
1.49 trips per 1000 sq. ft. GFA
(See Note 2) 17%
1 The ITE Trip Generation Manual also shows a fitted curve for the PM case. For a Gross Floor Area of 15,608 sq. ft., the average rate gives a trip generation of 54 trips; the equation gives a trip generation of 55 trips. Since the two values are essentially the same, the average rate is shown in the tables.
2 The ITE Trip Generation Manual also shows a fitted curve for the AM & PM cases. However, the fitted curves are based on data points corresponding to an average development size of roughly 220,000 sq.ft. (i.e. much larger than the proposed development). As a result, the fitted curves are not considered to be applicable for the development under consideration.
Taking a conservative approach, it was assumed that the entire new development would fall under the category of a medical-dental office building for the purposes of trip generation. The corresponding trips are shown in Table 4.
Table 4 – Trip Generation for Proposed Development
Medical-Dental
Office Building –
Land Use Code 720
Average Trip Rate
%
Inbound
Trips
Development
Size
Trips Generated
Total Inbound Outbound
AM Peak Hour 2.30 trips per 1000 sq. ft.
GFA 79% 15,608 sq. ft. 36 28 8
PM Peak Hour 3.46 trips per 1000 sq. ft.
GFA 27% 15,608 sq. ft. 54 15 39
The net effect of the new development is provided in Table 5. This table shows the trip generation associated with the proposed dental clinic and office development minus the trip generation for the restaurant use which is being replaced.
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Table 5 – Net Traffic Impact
Trips Generated by Existing
Restaurant (to be replaced)
Trips Generated by Proposed
Dental Clinic Net Traffic Impact
Total In Out Total In Out Total In Out
AM Peak
Hour 8 7 1 36 28 8 28 21 7
PM Peak
Hour 71 48 23 54 15 39 -17 -33 16
Given the above calculations, the following conclusions can be drawn:
• The total trip generation associated with the new development is less than 75 vph (i.e. 36 vph in the AM peak hour, and 54 vph in the PM peak hour). These results do not reflect the impact of the adjacent Place d’Orleans rapid transit station, which may result in a higher transit modal split to the new development than reflected in the ITE trip generation rates.
• The net trip generation associated with the new development is considerably less than 75 vph (i.e. 28 additional trips in the AM peak hour and 17 fewer trips in the PM peak hour, compared to existing conditions)
As a result, the traffic impacts associated with this developmen t are expected to be minor , and no Transportation Brief or Traffic Impact Assessmen t is required based on the City’s Transportation Impact Assessment Guidelines .
Parking Requirements
The subject property is zoned as an Arterial Mainstreet in the City of Ottawa Zoning By-law 2008-250, and is located within 600 m of a rapid transit station. Minimum and maximum parking requirements as per Part 4 of the Zoning By-law are provided in Table 6 below.
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Table 6 Parking Requirements
Parking Rate as per
Zoning By-law
Development
Size
Requirement
Maximum Vehicle Parking Requirements (since development is within 600 m of a rapid transit station)
1st
Floor + Basement: Medical Facility 5.0 per 100 m2 GFA 880 m
2 44 spaces maximum
2nd
Floor: Office 2.7 per 100 m2 GFA 570 m
2 15 spaces maximum
Total 1,450 m2 59 spaces maximum
Minimum Vehicle Parking Requirements
1st
Floor + Basement: Medical Facility 4 per 100 m2 GFA 880 m
2 35 spaces minimum
2nd
Floor: Office1 2.3 per 100 m
2 GFA 570 m
2 13 spaces minimum
Total 1,450 m2 48 spaces minimum
Minimum Bicycle Parking
1st
Floor + Basement: Medical Facility 1 per 1000 m2 GFA 880 m
2 1 bicycle parking space
2nd
Floor: Office 1 per 250 m2 GFA 570 m
2 2 bicycle parking spaces
Total 1,450 m2 3 bicycle parking spaces
Loading Zone Requirements 1 loading zone
Handicapped Parking2 1 handicapped space
1 Rate corresponds to an office development located within 600 m of rapid transit station)
2 From Traffic and Parking By-law No. 2003-530, Part “C”
EXISTINGVEGETATION
EXISTINGEXTERIOR STAIR
EXISTING STONERETAINING WALL
EXISTING LOCATIONOF NEIGHBORING
BUILDING
R.D.
(1) STOREYCOMMERCIAL BUILDING
400x200mm CANTILEVERSUPPORTING COLUMNS(x4 TOTAL)
(3) TREES TOREMOVED
EXISTING SANITARYSEWER MAN HOLE
CENTER LINE OFST-JOSEPH BOULEVARD
EXISTING LOCATIONOF CATCH BASIN
EXISTING OVERHEADELECTRICAL WIRES
EXISTINGUTILITY POLE
EXISTING LOCATIONOF FIRE HYDRANT
EXISTING LOCATIONOF SIGNAGE TO BE
REMOVED
EXISTING UTILITYPOLEEXISTING LOCATION
OF CATCH BASIN
PORTION OF CURBTO BE REMOVED
EXISTING CONCRETECURB TO REMAIN
EX
IST
ING
AS
PH
ALT
DEPRESSEDCURBS
BL
EXISTING GARBAGE CONTAINER IN NEWGARBAGE ENCLOSURE. SEE DETAILS
EXISTINGGRASS
EXISTING TREETO BE REMOVED
NE
WA
SP
HA
LT
NEW CONCRETEWALKWAY
SLOPEDOWN
NEW CONCRETECURB & WALKWAY
DEPRESSED CURBSLOPE 1:20 ORSMOOTHER
EXISTING LOCATIONOF NEIGHBORING
BUILDING
NEW SIGNAGE(LOCATION TBD)
EXISTINGCONCRETE WALKWAY
A
GD E F
BC
1
2
3
EXISTINGFENCINGPROPERTY LINE
EXISTING STRUCTURETO BE REMOVED
9
8
6
5
7
4
1200 x 1200mmHYDRO TRANSFORMER
(4) CAR PARKINGSHELTER
PROVIDE NEWCONCRETE BASE FORRELOCATED LIGHTFIXTURE
PROVIDE NEWCONCRETE BASE FORRELOCATED LIGHTFIXTURE
PARKING STALL 12IS 2400 x 4600mm
LANDSCAPED AREA
NEW WOOD FENCEWITH OPAQUE SCREENAPPROX. 2870mm INLENGTH
LINE OF RETAININGWALL ABOVE ATROOF ELEVATION
EXISTING SPOTELEVATIONS
MAIN ENTRANCE DOOR
DOORS
ROOF DRAIN
PROPERTY LINE
FENCING
OVERHEAD WIRES
EXISTING TREES
DIRECTION OFTRAFFIC FLOW
R.D.
EXISTING FIREHYDRANT
EXISTINGUTILITY POLE
EXISTINGCATCH BASIN
LEGEND:
SITE STATISTICS:
ORLEANS DENTAL3012, 3014 ST-JOSEPH BLVDZONING: AM - Arterial Mainstreet ZoneLot Area: 2 400± SQ.M (25 834± SQ.FT)
Basement Level: 220± SQ.M (2 153± SQ.FT)Ground Floor: 660± SQ.M (7 104± SQ.FT)Second Floor: 570± SQ.M (6 135± SQ.FT)
Total Gross Floor Area: 1 450± SQ.M (15 608± SQ.FT)
SETBACKS:Front Yard - n/aRear Yard - 3.0 MCorner Side Yard - n/aSide Yard- n/a
LANDSCAPED AREAS:Outside storage must be screened from residential uses orzones and public streets. A minimum of 15% of the area ofany parking lot, whether principal or an accessory use, mustbe provided as a perimeter or interior area comprised of thefollowing: A landscaped buffer must be provided between theperimeter of the parking lot and the lot line in accordance withtable 110 (Abutting a street; 3metres)
BUILDING HEIGHT:Permitted: 25.0 MProposed: 8 M
LOT COVERAGE:AM Zone Regulations = XX% max. lot coverage
Proposed Coverage Calculation:660 sq.m (Building Area)x 100% divide by 2 400 sq.m (Lot Area) = 27.5 %
PARKING REQUIRED:Arterial Mainstreet Use Required Parking:(1.8 per 100sq.m, g.f.a)
12 spaces required47 spaces provided
with 1 handicapped space provided
GENERAL INFORMATION:
SURVEY INFORMATION SHOWN ON SITE PLANABSTRACTED FROM : TOPOGRAPHIC SKETCH, PART OFWEST COMMONS OF LOT 37, CONCESSION 1,GEOGRAPHIC TOWNSHIP OFCUMBERLAND, CITY OFOTTAWA, BY: FARLEY SMITH DENIS SURVEYING LTD,2013
3012, 3014 ST-JOSEPH BOULEVARD
SITE PLAN CONTROL APR 11 131
ORLEANSDENTAL CLINIC
SITE PLAN
1
A1 PRELIMINARY
319 Daly AvenueOttawa - Ontario - K1N 6G6613.728-1637 - FAX 613.728-8501
R I C K S O N
O U T H E T
A R C H I T E C T
OCT 2012
MARCH 13, 2013
APRIL 3, 2013
MARCH 13, 2013
100mm x 100mmHSS COLUMN
6mm GALVANIZEDSTEEL BRACKET
100mm x 300mm WOODFRAMING 4'-0" O/C.
TORRIFIED WOODFASCIA BOARDS
50mm x 150mmWOOD STUDS
@ 2'-0" O/C
15.9 mm PRESSURE TREATEDPLYWOOD GUSSETS @
600mm O/C
METAL CAP
TORRIFIED WOOD AT FASCIA SOFFIT OF CARPORT,100mm x 300mm WOOD STUD FRAMING,
50mm x 150mm WOOD STUDS @ 2'-0" O/C,50mm METAL DECK, 15.9mm PRESSURE
TREATED FIR PLYWOOD, SBS (2) PLYROOF MEMBRANE
TAPERED EDGESTYPICAL
19.1mm TORRIFIEDWOOD FINISH ADHEREDTO HSS COLUMN
250mm ØCONCRETE BASE
SLOPE 2%(2) SCUPPERSSEE ROOF PLAN
EXPOSED GLULAMBEAM
TORRIFEDWOOD FASCIA
OVERHANG
50mm x 150mmPRESSURE TREATED
WOOD STUDS @600mm O/C
100mm x 300mmGLULAM BEAMS @
600mm O/C
100mm x 100mm HSSCOLUMN SUPPORTS
50mm x 150mmOUTRIGGER LADDER
A1.11
SIM.
OUTLINE OFFASCIA
CONTRACTOR TO CONFIRMLOCATION OF THE RETAININGWALL AT ROOF ELEVATION AT
TIME OF CONSTRUCTION
SCUPPER
SLO
PE
2%
SCUPPER
OUTLINE OFFASCIA
1
A1.1 SECTION
2
A1.1 PLAN/SECTION
3
A1.1
ORLEANS DENTALCLINIC
3012, 3014 ST-JOSEPH BOULEVARD
APR 11 131
(4) CARPORT PLANS& SECTIONS
SITE PLAN CONTROL
319 Daly AvenueOttawa - Ontario - K1N 6G6613.728-1637 - FAX 613.728-8501
R I C K S O N
O U T H E T
A R C H I T E C T