RE: 100 VARLEY LANE TRANSPORTATION OVERVIEW

IBI Group 400 333 Preston Stret Ottawa ON K1S 5N4 Canada tel 613 225 1311 fax 613 225 9868 April 28, 2014 Mr. Ed Blaszynski Project Manager Infrastructure Approvals Development Review Urban Services Branch Planning and Growth Management Department City of Ottawa 110 Laurier Avenue West Ottawa, ON K1P 1J1 Dear Mr. Blaszynski: RE: 100 VARLEY LANE TRANSPORTATION OVERVIEW IBI Group has been retained by Taggart Realty to complete a Transportation Overview in support of a proposed retirement residence located at 100 Varley Lane in the City of Ottawa. There currently is an existing apartment building located onsite. In discussions with Taggart Realty, it is our understanding that the proposed retirement residence will be constructed on the adjacent parking area. The new building is expected to contain 117 units. City of Ottawa staff was contacted to determine the appropriate scope of work for this overview. A reduced scope of work for the traffic study was agreed to, based on the low traffic generation expected from the proposed use. City staff did confirm the following items be included: Review trip generation of proposed; Assess existing site geometry and access locations; and, Review non-auto modes. All correspondences with City staff and relevant reference material used in this assignment are attached to this letter. EXISTING INFRASTRUCTURE The subject site is located at 100 Varley Lane, within the Kanata North Ward. It is bounded by Varley Lane to the north, Varley Drive to the west, existing existing properties to the south, and Teron Road to the east, as shown in Exhibit 1. IBI Group is a group of firms providing professional services and is affiliated with IBI Group Architects

IBI Group 2 Mr. Ed Blaszynski April 28, 2014 Varley Lane is a 2-lane local roadway that provides access for a small number of residences in the local community. The speed limit along Varley Lane is 40 km/h. Varley Drive a 2-lane collector roadway that connects to Beaverbrook Road. The road has a circuitous alignment, and provides access to the local community. The posted speed limit on Varley Drive is either 40 km/h. Parking is available on both sides of the street. Transit service (morning peak, #65) is provided on Varley Drive with the nearest transit stop to the subject site is within 100m of the subject site. An asphalt path is provided on the east side of Varley Drive for pedestrian access. EXISTING DEVELOPMENT The proposed site plan has been attached at the end of this letter. The existing apartment building contains 85 units. The proposed retirement building is expected to contain 117 units. The plan provides 140 parking spaces onsite; 94 at grade and 44 below grade. Access to the underground parking is provided on a ramp within the site. Onstreet parking is also available on Varley Lane. The proposed development may be accessed via three distinct routes. All routes enter Varley Drive from Varley Lane; each intersection is spaced at least 70 m apart, which meet the requirements in the City s Private Approach By- Law. All relevant pages from the Private Approach By-law have been attached to this letter. TRAFFIC GENERATION The ITE Trip Generation Manual, 9 th Edition was used to estimate the number of peak hour trips. Table 1: 100 Varley Lane Development Trip Generation LAND USE SIZE SOURCE RATE PEAK HOUR SPLIT GENERATED TRAFFIC (VPH) IN OUT IN OUT TOTAL Senior Adult Housing - Attached 117 ITE 252 Formula 1 AM 34% 66% 8 15 23 PM 54% 46% 16 14 30 Notes: sq.ft. = square feet, vph = vehicles per hour. 1 - Formula Rate for Senior Adult Housing - Attached Land Use: AM T=0.20(X)-0.13 PM T=0.24(X)+1.64 Based on the trip generation results in Table 1, the proposed retirement residence is expected to generate approximately 25 and 30 trips in the morning and afternoon peak hour periods respectively. GEOMETRIC REVIEW Horizontal or vertical curves in a road may obstruct the line of sight of a vehicles turning from a side street, which increases the risk of a collision. As a result, the existing site access was assessed for appropriate sight distances.

IBI Group 3 Mr. Ed Blaszynski April 28, 2014 There are no horizontal or vertical curves on either Varley Lane or Varley Drive that obstructs line of sight. The only potential obstacles are parked vehicles on Varley Lane, which require drivers to position themselves further into the street to view oncoming vehicles. As this is an existing issue on a relatively low speed street, this is not considered a safety concern. CONCLUSIONS The overall conclusion of this Transportation Overview is that the proposed 100 Varley Lane retirement residence can be accommodated by the adjacent road network. If you have any questions regarding this Transportation Letter, please do not hesitate to contact me at 613-225-1311. Sincerely, Austin Shih, M.A.Sc, P.Eng. Project Engineer Z:\35771-100VarleyLane\5.2 Reports\5.2.4 Transportation\5.2.4.5 Traffic Impact\2014-04-22\TTL_100VarleyLane_2014-04-28.docx\2014-04-28\WUn

ATTACHMENTS

PROPOSED LOCATION 100 Varley Lane Transportation Overview Exhibit 1 Site Location 35771 MARCH 2014-50m 0m 200m

Austin Shih From: Sent: To: Subject: Blaszynski, Ed [Ed.Blaszynski@ottawa.ca] Monday, February 24, 2014 10:44 AM Austin Shih RE: 100 Varley Lane Transportation STudy Austin, A letter is acceptable Ed Blaszynski Project Manager, Transportation Development Review (Suburban Services Branch) Planning and Growth Management Department City of Ottawa tel: 613 580 2424, ext. 27598 fax: 613 560 6006 e mail: Ed.Blaszynski@ottawa.ca From: Austin Shih [mailto:austin.shih@ibigroup.com] Sent: February 18, 2014 3:31 PM To: Blaszynski, Ed Subject: 100 Varley Lane Transportation STudy Hi Ed, I hope this email finds you well. I m working on a study for a proposed retirement building by Taggart, to be located at 100 Varley Lane in Kanata. The site plan is attached. The site is located in an existing residential community. The nearest major intersections are March Road and Richardson side road (north of site, approximately 500m away), and Beaverbrook and Teron Rd (south of site, nearly 1km away). Both of these intersections are signalized. The developer is proposing 126 units, as mentioned, the land use is retirement home. There is an existing apartment building onsite. The developer requires a rezoning to allow for an additional building on site, which triggers the need for a TIS based on the guidelines. However, peak hour traffic is expected to be low, given the use. ITE Land use would be Senior Adult Housing Attached. Average rates in AM:PM are 0.19 and 0.23 respectively, which equates to 24 and 29 trips respectively. As per the TIS guidelines, this level of traffic would not trigger the need for a study. May I suggest a Transportation Letter that addresses existing trip generation, the propose site layout, access geometry and existing facilities. Thanks and let me know if you wish to discuss. Thanks and Regards, Austin Shih M.A.Sc., P.Eng. IBI Group 1

Route / Circuit 65 Transitway & Station AM: Off only - PM: Full Service AM: Descente seulement - PM: Service complet Light Rail Connection Correspondance au train léger Park & Ride (AM only) Parc-o-Bus (AM seulement)