All technical references have been provided in the Appendix.

Transcription

1 IBI Group Preston Stret Ottawa ON K1S 5N4 Canada tel fax October 23, 2014 Mr. Wally Dubyk Project Manager, Development Review-Urban Services City of Ottawa 110 Laurier Avenue West Ottawa, ON K1P 1J1 Mail Code Dear Mr. Dubyk: RE: 22 ECCLES STREET - OTTAWA CHINESE ALLIANCE CHURCH EXPANSION TRANSPORTATION LETTER BACKGROUND IBI Group (IBI) has been retained by the Ottawa Chinese Alliance Church to prepare the following transportation letter in support of a site plan application for a proposed Community Centre expansion to an existing church site located on at 22 Eccles Street in the City of Ottawa. IBI had previously completed and submitted a Transportation Overview to the City in 2011 in support of a zoning bylaw amendment application, which was subsequently approved.. A copy of the Transportation Overview has been provided in the Appendix. Since that time, the owners have initiated the site plan application. The layout of the subject site has been amended to accommodate a new access off Lebreton Street. There is approximately 6m separating the new access from the existing site access to the north. However, the City Private Approach By-Law No requires a minimum of 9m between adjacent two-way vehicular private approaches. The City is concerned with the close proximity of the new access to the existing access. Therefore, the City has requested additional analysis to determine whether the proposed separation distance is acceptable in this case. All technical references have been provided in the Appendix. SITE At this time the whole site is zoned Minor Institutional I1A. The existing site plan shows a small 27 space surface parking lot accessed from Eccles Street. Along the Lebreton Street frontage of the church, there is a second private approach which leads to an open air basement garage under the church. The existing garage plan shows 22 parking spaces in this garage. Access to this garage is restricted at all times except Sunday mornings and on those few occasions throughout the year when a large special event is held at another time. During the week almost all church parking is located in the upper surface parking lot. The average size of the congregation has ranged between 400 and 500 members over the last 5 years. An existing survey has been provided in the Appendix. IBI Group is a group of firms providing professional services and is affiliated with IBI Group Architects

2 IBI Group 2 Mr. Wally Dubyk October 23, 2014 PROPOSED DEVELOPMENT The Church has acquired an abutting parcel of land that runs from the existing interior east property line to Bell Street. This land has been rezoned to permit the construction of a new detached gymnasium building/ community centre with some class rooms and a single level basement parking garage. The spot zoning specifically limits the number of required parking spaces for this new facility to 25 spaces, which will be provided onsite with a ramp adjacent to the southern row of parking stalls. The proposed parking level plan shows this new garage, the existing garage and the south arm of the existing surface parking lot. The design proposes the re-grading of this last element to bring it down to the adjacent grade of Lebreton Street and provide a second private approach from this street. This new private approach will serve 28 parking spaces in the new garage and 14 surface parking spaces for a total of 42 parking spaces. The distance between this new private approach and the adjacent existing private approach to the north is 6m. Access to both garages will be restricted to Sunday mornings and occasional events. During the week it is expected that most parking will take place in the remaining portion of the existing 7 space surface parking lot accessed off Eccles as shown on the proposed ground floor plan. All plans noted above have been provided in the Appendix. TRANSPORTATION REVIEW The surrounding area is well defined and fully built-out with low density housing. Eccles Street, Lebreton Street and Bell Street North are all local roads; they are also traffic calmed and experience low traffic volumes. Onstreet parking is available on Lebreton Street and Eccles Street. This onstreet supply can serve as overflow when needed, since the peak hours of operation for the expansion is on weekends and weeknights; the commuter peak period parking restrictions would not be in effect. The 2011 Transportation Overview showed the 11,000 square foot site is expected to generate approximately 20 morning and 15 afternoon peak hour trips, based on a Recreational Centre Land Use from the ITE Trip Generation Manual 8 th Edition. The highest peak hour for the church is expected to be on Sundays. The ITE Trip Generation Manual estimates approximately 184 vehicle trips (90 trips inbound, 94 trips outbound) occurring during this time, based on a 302 seating capacity of the church. The available parking capacity onsite will be 66 spaces; the overflow can be accommodated on the adjacent streets where onstreet parking is permitted. Operating speeds on the adjacent road range between 40 km/h and 50 km/h. The adjacent roads are not part of the transit priority network. There are no obstructions nor is there any curvature on the road that interrupts vehicle sightlines, and existing traffic volumes on the adjacent network are low. The Transportation Association of Canada (TAC) Geometric Design Guide for Canadian Roads, Section states a 1.0m minimum spacing is recommended between adjacent low volume driveways for residential properties, along local and collector roadways, while a 3.0m minimum is the suggested dimension for both commercial and industrial land uses. TAC also states that spacing in the range of 3.0 and 5.0m should be avoided to discourage drivers from parking within the space, which would hamper operation of the driveways. However, if there is a need to

3 IBI Group 3 Mr. Wally Dubyk October 23, 2014 provide parallel parking between the driveways along the adjacent roadway, a spacing of 6.0 to 7.5m is acceptable. Therefore, based on TAC standards, the proposed 6.0m driveway spacing on the subject site should be acceptable. If there are concerns of the driveway spacing, onstreet parking between and/ or on either side of the driveways can be prohibited, which helps to reduce sightline obstructions and potential conflicts. CONCLUSION The Ottawa Chinese Alliance Church intends to expand an existing church located on the southeast corner of Eccles Steet and Lebreton Street by redeveloping an existing residential site to a Community Centre. The site plan proposes a new driveway located 6m south of the existing church driveway. Based on the above review, the 6m spacing is acceptable. If you have any questions regarding this Transportation Letter, please do not hesitate to contact me at Sincerely, Austin Shih, M.A.Sc, P.Eng. Project Engineer

4 APPENDIX

5 ECCLES STREET 2 CHURCH GROUND FLOOR LEVEL: GARAGE LEVEL: GARAGE PARKING: 24 SPACES PROPOSED NEW STORAGE REMOVE STAIR ADD NEW FOUNDATION MECH. ROOM A002 ELEVATOR A004 ELEC. ROOM A003 STAIR A001 VESTIBULE 2 OPEN STORAGE X X X X X X X X A001.1 LEBRETON STREET VEST. EXTENSION OF STAIR TO BASEMENT 1 PARKING 28 SPACES A005 PARKING 14 SPACES PROPOSED PARKING LEVEL PLAN

6 ECCLES STREET PARKING 7 SPACES 2 CHURCH GROUND FLOOR LEVEL: GARAGE LEVEL: ONE GARAGE 2 A.V. corner A108a PORCH NEW VESTIBULE REMOVE STAIR & WALL ADD NEW FOUNDATION VESTIBULE A100 ELEVATOR JAN. A101 ELEV. LOBBY A114 STAIR A107 STORAGE A113 CORRIDOR LEBRETON STREET EXTENSION OF STAIR TO BASEMENT 1 VESTIBULE A100a COATS A103 VESTIBULE A104a WOMEN'S W/C A104 FOYER A102 GROUND FLOOR AREA 871SQ.M. (9,370 SQ.FT.) VESTIBULE A105a MEN'S W/C A105 KITCHEN A106 GYM A108 CODE GROUP A, DIVISION 2, UP TO S STAGING A109 STAGE A110 STORAGE A111 STORAGE A112 ONE GARAGE PROPOSED GROUND FLOOR PLAN

7 2 CHURCH GROUND FLOOR LEVEL: GARAGE LEVEL: ONE GARAGE 2 CANOPY CANOPY LOBBY A201 ELEVATOR JAN. A212 STAIR A214 MULTI-PURPOSE ROOM 4 A205 CANOPY LEVEL 2 LEVEL 2 AREA 317 SQ.M. (3,410 SQ.FT.) 1 MULTI-PURPOSE ROOM 1 A202 MULTI-PURPOSE ROOM 2 A203 W/C A208 CORRIDOR A213 W/C A209 MULTI-PURPOSE ROOM 5 A206 OPEN TO GYM BELOW ROOF ACCESS A210 MULTI-PURPOSE ROOM 3 A204 MULTI-PURPOSE ROOM 6 A207 EXIT A211 ONE GARAGE PROPOSED LEVEL 2 FLOOR PLAN

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13 IBI Group Preston Stret Ottawa ON K1S 5N4 Canada tel fax July 28, 2011 Mr. Arun Singh, P.Eng. Project Manager, Development Review-Urban Services City of Ottawa 110 Laurier Avenue West Ottawa, ON K1P 1J1 Mail Code Dear Mr. Singh: RE: OTTAWA CHINESE ALLIANCE CHURCH EXPANSION - TRANSPORTATION LETTER BACKGROUND IBI Group (IBI) was retained by the Ottawa Chinese Alliance Church to complete a traffic study in support of a proposed Community Centre expansion to an existing church site located on the southeast corner of Eccles Steet and Lebreton Street in the City of Ottawa. The City of Ottawa Traffic Impact Assessment Guidelines states, in Table 4 on Page 8, if forecasted site trip generation triggers less than 75 vehicles per hour, an assessment is not required. As the proposed development is intended to serve the existing congregation, an assessment is not expected to be triggered. However, the City requested a brief transportation review to ensure there are no issues with the proposed development. PROPOSED DEVELOPMENT The existing church currently provides 50 parking spaces (surface and underground) exclusively to members of the congregation. The average size of the congregation has ranged between 400 and 500 members over the last 5 years. The owners intend to build an expansion to the church, which includes a new Community Centre, with a 2- bedroom apartment and an extension to underground parking. In total, the proposed plan adds approximately 25 parking spaces, which will be serviced onsite with a ramp adjacent to the southern row of parking stalls. Site access will be provided at two existing driveways to the site. No new accesses are being proposed onsite. The proposed Community Centre is expected to be used primarily in the evenings and weekends. A plan of the proposed development has been provided in the Appendix. SITE At this time, the expansion area is zoned residential. The proposed expansion will replace 2 existing households on the property, which the church owns. These properties are municipally known as 50 and 54 Bell Street North. An existing survey has been provided in the Appendix. IBI Group is a group of firms providing professional services and is affiliated with IBI Group Architects

14 IBI Group 2 Mr. Arun Singh, P.Eng. July 28, 2011 TRANSPORTATION REVIEW The proposed development is intended to serve the existing congregation and the local community; it is not intended to be a regional draw. However, assuming a Recreational Centre Land Use from the ITE Trip Generation Manual 8 th Edition, the approximate 11,000 square foot site is expected to generate approximately 20 morning and 15 afternoon peak hour trips. Note that this result is well below the 75 vehicle per hour trigger for an assessment based on City guidelines. Therefore, the existing site accesses are expected to accommodate proposed traffic volumes. The ITE trip generation sheets for a Recreational Centre have been provided in the Appendix. Safety and operational triggers identified in the City guideline were also not met. Operating speeds on the adjacent road do not exceed 80km/h. Adjacent roads are not part of the transit priority network. There are no obstructions nor is there any curvature on the road limit sightlines. Finally, existing traffic volumes on the adjacent network are low. Therefore, the expansion is not expected to significantly impact the operation of the adjacent road network. The surrounding area is well defined and fully built-out with low density housing. Eccles Street, Lebreton Street and Bell Street North are local roads, they are also traffic calmed and experience low traffic volumes. Onstreet parking is available on Lebreton Street and Eccles Street. This onstreet supply can serve as overflow when needed, since the peak hours of operation for the expansion is on weekends and weeknights; the commuter peak period parking restrictions would not be in effect. CONCLUSION The Ottawa Chinese Alliance Church intends to expand an existing church located on the southeast corner of Eccles Steet and Lebreton Street by redeveloping an existing residential site to a Community Centre. Based on the above review, the adjacent road network is expected to accommodate the proposed expansion. Existing accesses are expected to accommodate proposed site generated traffic volumes. If you have any questions regarding this Transportation Letter, please do not hesitate to contact me at Sincerely, Austin Shih, M.A.Sc, P.Eng. Project Engineer

15 APPENDIX

16 Existing Vehicular Access ECCLES STREET LEBRETON STREET CHURCH Existing Surface Parking PROPERTY LINE 1.5m BELL STREET NORTH Elevated Walkway PROPOSED MULTI-PURPOSE Vehicular Access to Multi-Purpose Building Pedestrian Entrance Existing Surface Parking 3.0m 1.2m SITE PLAN OTTAWA CHINESE ALLICANCE CHURCH CHURCH AND PROPOSAL Revised by FoTenn Consulting July 2011 Y.C. Lee Architect Co. Ltd Ottawa, ON (cell) C6

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