urban design review panel - formal submission - part 1 of 2

RIOCAN-TANGER OUTLET MALL | URBAN DESIGN REVIEW BRIEF

INTRODUCTION

This Design Review Brief was prepared in support of

Site Plan Control application for the lands municipally

known as 333 Huntmar Drive (the “subject property”

subject property is located on the north side of Highway

417 (the “Queensway”) between Huntmar Drive and

Palladium Drive.

THE SITE

The subject property has a total area of 23.86 hectares

and is bounded by the future Campeau Drive extension to

the north, Huntmar Drive to the east, Highway 417 to the

south, and Palladium Drive to the west. Feedmill Creek

runs in an east-west direction across the subject lands,

creating two parcels of land.

The majority of the subject lands are agricultural crop land

that was most recently ploughed in the late autumn of

2008. Less productive lands are located adjacent to the

Feedmill Creek valley and the lands closest to Highway

417. There are no buildings located on the subject lands,

however, farm remains, such as debris, barn/stal

foundations, and remnants of demolished buildings

occupy portions of the site.

Surrounding land uses are described as follows:

North

To the north of the subject property are future

development lands and agricultural lands.

URBAN DESIGN REVIEW BRIEF

ief was prepared in support of a

Plan Control application for the lands municipally

the “subject property”). The

north side of Highway

417 (the “Queensway”) between Huntmar Drive and

has a total area of 23.86 hectares

and is bounded by the future Campeau Drive extension to

Drive to the east, Highway 417 to the

south, and Palladium Drive to the west. Feedmill Creek

west direction across the subject lands,

The majority of the subject lands are agricultural crop land

ecently ploughed in the late autumn of

2008. Less productive lands are located adjacent to the

Feedmill Creek valley and the lands closest to Highway

417. There are no buildings located on the subject lands,

however, farm remains, such as debris, barn/stall

foundations, and remnants of demolished buildings

Surrounding land uses are described as follows:

To the north of the subject property are future

East

East of the subject property is additional future

development lands and the Carp River. These lands are

currently being developed as a low

subdivision by Minto Communities, supplemented by

future commercial and employment lands.

Further east, employment and r

located on the east side of the Carp River. The Kanata

Centrum large-format retail centre is on the east side of

Terry Fox Drive.

South

To the south of the subject lands are the Palladium

Autopark, Scotiabank Place, and future develop

lands. Further south are low

residential subdivisions currently under development

Mattamy Homes and the community of Stittsville.

West

Mineral aggregate extraction lands are located to the west

of the site. Further west is the Carp Waste Management

Facility.

PROPOSED DEVELOPMENT

RioCan and Tanger Outlets are proposing the construction

of a Tanger Retail Outlet Centre with associated surface

parking, a stand-alone retail/restaurant pad, and a

stormwater pond on the property to the north of the

Feedmill Creek. South of the creek, an eight

three (3) standalone full-service restaurants, and an

associated surface parking area are proposed.

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property is additional future

development lands and the Carp River. These lands are

currently being developed as a low-rise residential

bdivision by Minto Communities, supplemented by

future commercial and employment lands.

Further east, employment and residential lands are

located on the east side of the Carp River. The Kanata

format retail centre is on the east side of

To the south of the subject lands are the Palladium

Autopark, Scotiabank Place, and future development

low and medium-density

currently under development by

and the community of Stittsville.

extraction lands are located to the west

of the site. Further west is the Carp Waste Management

RioCan and Tanger Outlets are proposing the construction

Outlet Centre with associated surface

alone retail/restaurant pad, and a

stormwater pond on the property to the north of the

South of the creek, an eight-storey hotel,

service restaurants, and an

associated surface parking area are proposed.


The Development Concept Plan contains a vibrant,

pedestrian-oriented, uniquely themed specialty retail

shopping venue in the Ottawa area. The proposed design

creates the ambience of an outdoor village street setting

with generous landscaping, the use of na

and intermittent structural building elements to protect

shoppers from weather.

The outlet center is comprised of eleven (11), 1

buildings which vary in size from 1,263m2 to 6,386m

total building area of 35,984m2 (gross leasa

32,809m2). The buildings are interconnected with

common, partially covered, walkways, and seating, and

landscaped areas. The stores are more similar in height to

traditional mainstreet stores (average building height of

7.3 m or 24 feet) than high-ceiling large format stores. The

majority of the units will be occupied by fashion retailers,

with a few food vendors.

Three (3) vehicular accesses are proposed for the

northern development parcel, including a right

out access off of Palladium Drive. One full

vehicular access off of Huntmar Drive is proposed for the

southern development parcel. Abutting roadways

including Campeau Drive and Huntmar Drive will be

characterized by new roundabout intersections.

facilitate vehicular and pedestrian movement between the

two (2) parcels, a bridge is proposed over Feedmill Creek

at its narrowest point. Sidewalks 1.5 metres in width are

proposed along both sides of the bridge.

Surface parking encircles the outlet center. A total of

2,077 vehicular parking spaces are proposed, which

reflects the vehicular-orientation of the outlet use

(regional scale retail) and its location abutting Highway


The Development Concept Plan contains a vibrant,

oriented, uniquely themed specialty retail

shopping venue in the Ottawa area. The proposed design

creates the ambience of an outdoor village street setting

with generous landscaping, the use of native materials,

and intermittent structural building elements to protect

The outlet center is comprised of eleven (11), 1-storey

to 6,386m2 for a

(gross leasable area of

The buildings are interconnected with

common, partially covered, walkways, and seating, and

The stores are more similar in height to

traditional mainstreet stores (average building height of

ceiling large format stores. The

majority of the units will be occupied by fashion retailers,

vehicular accesses are proposed for the

northern development parcel, including a right-in/right-

Drive. One full-movement

vehicular access off of Huntmar Drive is proposed for the

Abutting roadways

including Campeau Drive and Huntmar Drive will be

characterized by new roundabout intersections. To

pedestrian movement between the

parcels, a bridge is proposed over Feedmill Creek

at its narrowest point. Sidewalks 1.5 metres in width are

Surface parking encircles the outlet center. A total of

vehicular parking spaces are proposed, which

orientation of the outlet use

(regional scale retail) and its location abutting Highway

417, a highly visible transportation corridor. A total of 80

bicycle parking spaces are proposed at

western ends of the Outlet Centre.

Shoppers will be led from the parking area into the outlet

center at eight (8) entry points located around the

perimeter of the development. The same, unifying

materials are proposed at all of the entryway

each entryway has been designed to have a distinct look

for orientation purposes. A number of the entryways are

defined by an architectural feature which projects 16.5 to

23 metres (54 to 75 feet) above ground level, which

serves to identify the location of the entryways from a

distance.

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417, a highly visible transportation corridor. A total of 80

bicycle parking spaces are proposed at the eastern and

western ends of the Outlet Centre.

Shoppers will be led from the parking area into the outlet

center at eight (8) entry points located around the

perimeter of the development. The same, unifying

materials are proposed at all of the entryways; however,

each entryway has been designed to have a distinct look



23 metres (54 to 75 feet) above ground level, which

e location of the entryways from a



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RESPONSE TO INITIAL DESIGN REVIEW PANEL

RECOMMENDATIONS

On September 6, 2012, RioCan and Tanger Outlets, the

owners, Turner Fleischer Architects Inc.

Architecture, Planning & Design, the project

and FOTENN Consultants Inc. met with the Urban Design

Review Panel (UDRP) for a pre-application consultation

review of the project.

The UDRP reviewed proposed building elevations and site

layout and provided design direction for the proposed

project. The comments/areas of interest of the UDRP can

be summarized as follows:

• The internal layout of the shopping centre should

be changed in order to line up with the location of

the bridge across Feedmill Creek. This will serve to

facilitate a stronger connection between the hotel

complex and the shopping complex;

• Consider how to encourage active transportation;

• Focus on creating a sense of arrival or entry,

creating better wayfinding gestures, and providing

public gathering spaces to give the complex

sense of place;

• Consider the relocation of the food court from the

northwest corner of the development to the

southeast corner;

• Consider the key vistas from which this site will be

seen (Highway 417 and the adjacent residential


RESPONSE TO INITIAL DESIGN REVIEW PANEL

RioCan and Tanger Outlets, the

owners, Turner Fleischer Architects Inc. and CREATE

, the project architects,

and FOTENN Consultants Inc. met with the Urban Design

application consultation

The UDRP reviewed proposed building elevations and site

layout and provided design direction for the proposed

roject. The comments/areas of interest of the UDRP can

The internal layout of the shopping centre should

be changed in order to line up with the location of

the bridge across Feedmill Creek. This will serve to

er connection between the hotel

complex and the shopping complex;

Consider how to encourage active transportation;

Focus on creating a sense of arrival or entry,

creating better wayfinding gestures, and providing

public gathering spaces to give the complex a

Consider the relocation of the food court from the

northwest corner of the development to the

Consider the key vistas from which this site will be

seen (Highway 417 and the adjacent residential

subdivision). Give special attention to how to

create an attractive development from these vistas.

• Add additional height to the hotel making it act as

a symbolic element at a landmark gateway location

to the City;

• Explore ways to screen the parking;

INTERNAL LAYOUT

Entry 7 has been relocated to align directly with the

proposed bridge over Feedmill Creek

recommended this change to

connection between the hotel complex and the shopping

complex, provide shoppers with the opportunity to

appreciate the natural features of the ravine, and allow the

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l attention to how to

create an attractive development from these vistas.

Add additional height to the hotel making it act as

a symbolic element at a landmark gateway location

Explore ways to screen the parking;

to align directly with the

bridge over Feedmill Creek. The UDRP

facilitate a stronger

connection between the hotel complex and the shopping

complex, provide shoppers with the opportunity to

natural features of the ravine, and allow the


retailers the option to take advantage of the natural

setting.

ACTIVE TRANSPORTATION

A Community Transportation Study (CTS) was completed

for the proposed Retail Outlet Centre and acknowledged

that there is currently no pedestrian or bicycle facilities in

the area. It also noted that transit service is limited in the

vicinity.

The proposed development begins the process of

introducing these facilities into the area. A 2.5 metre

sidewalk encircles the outlet centre on the Huntmar,


retailers the option to take advantage of the natural

A Community Transportation Study (CTS) was completed

Outlet Centre and acknowledged

rrently no pedestrian or bicycle facilities in

the area. It also noted that transit service is limited in the

begins the process of

introducing these facilities into the area. A 2.5 metre

sidewalk encircles the outlet centre on the Huntmar,

Palladium, and Campeau frontages. Major pedestrian

connections draw pedestrians from the street into Outlet

Centre, particularly at Entry 1 where a

bioswale has been added adjacent to the pathway

providing a natural connection with the ravine and

stormwater management pond.

A total of 80 bicycle parking spaces are proposed at the

east and west ends of the Outlet Centre, at entries 1

and 7. These spaces are located such that they are in

obvious locations increasing the security of bicycles

parked in them.

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Palladium, and Campeau frontages. Major pedestrian

connections draw pedestrians from the street into Outlet

Centre, particularly at Entry 1 where a five (5) metre

bioswale has been added adjacent to the pathway –

providing a natural connection with the ravine and

A total of 80 bicycle parking spaces are proposed at the

east and west ends of the Outlet Centre, at entries 1, 4, 5,

and 7. These spaces are located such that they are in

obvious locations increasing the security of bicycles


CREATION OF A SENSE OF ENTRY AND PLACE

Each entrance has been designed to have a distinct look



23 metres above ground level.

The architecture of the proposed retail O

one (1) to two (2) storeys, providing a human scale

reminiscent of the streets in a village core. T

architectural style will be themed to offer an identity that

is specific to Ottawa and especially the Kanata area.

design approach includes natural materials which are in

keeping with the Carp River District, the defining natural

feature of the area. Stores are relatively small, with no

‘big-box’ retailers dominating the centre. A large portion

of the individual pedestrian streets are covered, to

provide shelter from rain, snow, or the hot sun, while still

maintaining the outdoor experience. Special paving

materials and lighting will provide visual variety while

helping shoppers orient themselves within the centre.

Large courtyards within

the Centre will provide a

place for shoppers to stop

and rest throughout their

experience. These areas

will continue with the

natural theme, using

elements from around

Feedmill Creek to connect

the experience with the

natural areas on the site.

Given the location of the


ENTRY AND PLACE

Each entrance has been designed to have a distinct look

number of the entryways are


Outlet Centre is

storeys, providing a human scale

village core. The overall

will be themed to offer an identity that

is specific to Ottawa and especially the Kanata area. The

design approach includes natural materials which are in

the defining natural

Stores are relatively small, with no

box’ retailers dominating the centre. A large portion

of the individual pedestrian streets are covered, to

provide shelter from rain, snow, or the hot sun, while still

taining the outdoor experience. Special paving



subject property and its limited access to transit in the

near future, pedestrian access from the surrounding

streets has been given less importance in this initial plan.

However, as the Kanata West community develops, and

this situation changes, this type of retail outlet could be

intensified, building new buildings (and potential mix of

uses) within the current surface parking areas bringing

pedestrian areas closer to the streets. This would enhance

the experience of pedestrians arriving by transit or on foot

from the surrounding area in the future.

FOOD COURT RELOCATION

The Review Panel suggested that the food court proposed

for the northwest corner of the development be

to the southeast corner. The intent was to

the food court to interact with the natural elements

around the stormwater management pond and Feedmill

Creek.

Due to constraints with regards to the internal function of

the Outlet Centre, the relocation of the food court was not

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subject property and its limited access to transit in the

near future, pedestrian access from the surrounding

streets has been given less importance in this initial plan.

However, as the Kanata West community develops, and

tuation changes, this type of retail outlet could be

intensified, building new buildings (and potential mix of

uses) within the current surface parking areas bringing

pedestrian areas closer to the streets. This would enhance

arriving by transit or on foot


The Review Panel suggested that the food court proposed

for the northwest corner of the development be relocated

intent was to allow users of

the food court to interact with the natural elements

around the stormwater management pond and Feedmill

Due to constraints with regards to the internal function of

the Outlet Centre, the relocation of the food court was not


possible. A playground has been added to Entry 7 in order

to promote the active use of the site in the area of

Feedmill Creek.

LANDMARK ELEMENT

The height of the proposed hotel was increased from 3

storeys to 8 storeys in response to the UDRP's comment

that this location is a major gateway to the City

therefore the hotel should be increased in height to act as

a symbolic element at a landmark location.

SCREEN PARKING

In a development of this type, the street edges are

typically adjacent to the parking lots, rather than buildings

and structures. In order to mitigate the visual impact,

generous planting, berms, and low walls will be used

around the periphery of the site. The stormwater

management pond has also been located adjacent to

Huntmar Drive to further enhance the natural appearance

of the edge condition while integrating into Feedmill

Creek.

The internal landscape treatment will include elements

that reinforce the theme of the retail area, including

benches, waste receptacles, lighting, planting, a variety of

surface treatments and features that enhance the sensual

experience of the users.

CITY OF OTTAWA OFFICIAL PLAN

The subject property is designated Mixed Use

the City of Ottawa Official Plan (2003, Consolidated).

Mixed Use Centre designation is applied to lands that are

strategically located along major roads and the City’s


. A playground has been added to Entry 7 in order

to promote the active use of the site in the area of

The height of the proposed hotel was increased from 3

in response to the UDRP's comment

is a major gateway to the City and

should be increased in height to act as

a symbolic element at a landmark location.




generous planting, berms, and low walls will be used

The stormwater

management pond has also been located adjacent to

Huntmar Drive to further enhance the natural appearance

of the edge condition while integrating into Feedmill

The internal landscape treatment will include elements

e theme of the retail area, including

benches, waste receptacles, lighting, planting, a variety of


The subject property is designated Mixed Use Centre in

the City of Ottawa Official Plan (2003, Consolidated). The

Mixed Use Centre designation is applied to lands that are

strategically located along major roads and the City’s

rapid-transit network. It is intended that these areas

undergo substantial growth in the form of compact,

mixed-use development and that they become focal

points of activity at both the local and regional scales.

The proposed Site Plan fulfills policies 6, 7, 8, and 9 of

Section 3.6.2- Mixed-Use Centres of the Official Plan in

following ways:

- A variety of uses are proposed in adjacent buildings, including a retail outlet mall, a hotel, and multiple

restaurants. The subject lands are not assigned a

density target in Figure 2.3 of Section 2.2.2

Growth within the Urban Area of the Official Plan.

- The proposed retail outlet centre buildings are visually interesting. Notable features include a considerable

amount of glazing, varied storefronts, and unobtrusive

signage. The hotel and restaurant uses proposed south

of Feedmill Creek will also be of a high standard of

design.

- The interior of the Outlet Centre is pedestriandue to the scale of the retail buildings, the hard and

soft landscaping proposed in between the buildings,

the separation of pedestrians from vehi

provision of public art, appropriate lighting, and

gathering areas which offer seating.

- Pedestrian connections, including both east

connections between Palladium Drive and Huntmar

Drive, and north-south connections across Feedmill

Creek, are proposed.

- Despite the Transportation Master Plan plans for transit stations in the area surrounding the subject

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transit network. It is intended that these areas

growth in the form of compact,

use development and that they become focal

points of activity at both the local and regional scales.

The proposed Site Plan fulfills policies 6, 7, 8, and 9 of

Use Centres of the Official Plan in the

A variety of uses are proposed in adjacent buildings,

including a retail outlet mall, a hotel, and multiple

restaurants. The subject lands are not assigned a

density target in Figure 2.3 of Section 2.2.2- Managing

n Area of the Official Plan.

The proposed retail outlet centre buildings are visually

interesting. Notable features include a considerable

amount of glazing, varied storefronts, and unobtrusive

signage. The hotel and restaurant uses proposed south

ill Creek will also be of a high standard of

The interior of the Outlet Centre is pedestrian-friendly

due to the scale of the retail buildings, the hard and

soft landscaping proposed in between the buildings,

the separation of pedestrians from vehicles, and the

provision of public art, appropriate lighting, and

gathering areas which offer seating.

Pedestrian connections, including both east-west

connections between Palladium Drive and Huntmar

south connections across Feedmill

Despite the Transportation Master Plan plans for

transit stations in the area surrounding the subject


lands, these stations are not yet identified on Schedule

2A or 2B of the Comprehensive Zoning By

therefore maximum parking space rates do not apply.

- The proposed surface parking areas do not preclude the intensification of the subject lands at a later date,

which would improve pedestrian-, cyclist

accessibility and provide stronger street edges along

the public roads (see the Future Concept Plan for a

hypothetical future build out scenario).

- No outdoor storage is proposed.

- Given the low-rise nature of the majority of the proposed development, a transition to adjacent lands

is not necessary. The proposed 8-storey hotel is

located immediately adjacent to Highway 417, which

acts as a buffer to adjacent land uses, which includes

Scotiabank Place.

KANATA WEST CONCEPT PLAN

The subject lands are designated High Profile

Employment, Entertainment and Leisure Hub, Intensive

Employment Area, and River/Creek Corridors in the

Kanata West Concept Plan.

The High Profile Employment, Entertainment and Leisure

Hub designation reflects the close proximity of both

Highway 417 and the future Transitway. The entertainment

and leisure component reinforces the presence of the

Scotiabank Place sports and entertainment complex,

which is located southeast of the subject lands. A range of

uses are recommended within this designation, including

employment, personal and community-


lands, these stations are not yet identified on Schedule

2A or 2B of the Comprehensive Zoning By-law and

ates do not apply.

The proposed surface parking areas do not preclude

the intensification of the subject lands at a later date,

, cyclist- and transit-

accessibility and provide stronger street edges along

e the Future Concept Plan for a

hypothetical future build out scenario).

rise nature of the majority of the

proposed development, a transition to adjacent lands

storey hotel is

located immediately adjacent to Highway 417, which

acts as a buffer to adjacent land uses, which includes

The subject lands are designated High Profile

Employment, Entertainment and Leisure Hub, Intensive

Employment Area, and River/Creek Corridors in the

The High Profile Employment, Entertainment and Leisure

he close proximity of both

The entertainment

and leisure component reinforces the presence of the

Scotiabank Place sports and entertainment complex,

which is located southeast of the subject lands. A range of

recommended within this designation, including

-servicing uses,

leisure and entertainment uses, retail and theme/specialty

commercial, hotels and spas, and apartments.

It is intended that the highest intensity uses, such

offices, hotels and high-rise apartments, will be located at

the Highway 417/Huntmar Drive interchange, in order to

create a visual gateway to the area. Outward from this

high intensity centre, free standing, lower profile uses with

a strong pedestrian orientation to the street are

encouraged. Both sub-areas are expected to intensify

over time, particularly on sites initially used for surface

parking, resulting in an urban profile. At full build

building heights at the Highway 417/Huntmar interchang

are expected to range from 10 to 15 storeys.

In terms of urban design guidelines specific to this

designation, the KWCP encourages the incorporation of

semi-public spaces such as plazas and courts; the

development of paths along the banks of Feedmill Cre

which are connected via a pedestrian bridge crossing the

ravine; pedestrian accommodation through the provision

of continuous sidewalks, tree plantings, and appropriate

lighting; defined street corners by bringing buildings up to

the lot line; and landscaping the area in between

buildings.

Buildings with entertainment and leisure uses are

expected to have very clear entrances and convey a sense

of the urban recreation which is available within a cluster

of these types of buildings, creating a unique cha

and distinctive marketing attraction for the district. In

order to encourage evening activity, a theme of

pedestrian light standards, building lighting, and animated

signs is encouraged.

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leisure and entertainment uses, retail and theme/specialty

commercial, hotels and spas, and apartments.

It is intended that the highest intensity uses, such as

rise apartments, will be located at

the Highway 417/Huntmar Drive interchange, in order to

create a visual gateway to the area. Outward from this

high intensity centre, free standing, lower profile uses with

orientation to the street are

areas are expected to intensify

over time, particularly on sites initially used for surface

parking, resulting in an urban profile. At full build-out,

building heights at the Highway 417/Huntmar interchange

are expected to range from 10 to 15 storeys.

In terms of urban design guidelines specific to this

designation, the KWCP encourages the incorporation of

public spaces such as plazas and courts; the

development of paths along the banks of Feedmill Creek,

which are connected via a pedestrian bridge crossing the

ravine; pedestrian accommodation through the provision

of continuous sidewalks, tree plantings, and appropriate

lighting; defined street corners by bringing buildings up to

scaping the area in between

Buildings with entertainment and leisure uses are

expected to have very clear entrances and convey a sense

of the urban recreation which is available within a cluster

of these types of buildings, creating a unique character

and distinctive marketing attraction for the district. In

order to encourage evening activity, a theme of

pedestrian light standards, building lighting, and animated


The intent of the Intensive Employment Area

is to provide a high quality environment for the high

technology sector and supporting uses. Uses

recommended in this designation include employment

uses, personal and community-servicing uses, retail and

specialty commercial.

In terms of design guidelines, the KWCP encourages an

urban grid street pattern with a long east

blocks with lengths approximately twice their width.

Regularly spaced connections across major streets are

also supported to create porosity throughout the area.

Similar to in the High Profile Hub, small “vest pocket”

parks, entry plazas, and courts are desired to provide

semi-public space and recreation paths along Feedmill

Creek are encouraged. Further, to achieve a pedestrian

friendly environment, the KWCP again promotes bringin

buildings up to lot lines and street corners and providing

appropriate sidewalk widths, tree plantings, and lighting.

Both the High Profile Employment, Entertainment and

Leisure Hub and the Intensive Employment Area KWCP

designations permit retail and th

commercial and the former designation also permits

leisure and entertainment uses, which includes

restaurants, as well as hotels and spas. Further, the

proposed uses fulfill the KWCP intent to have urban

amenities and recreation, such as rest

shopping, in this area in order to extend the visits of local

employees and visitors to Scotiabank Place.

The proposed outlet center, hotel, and restaurant uses are

permitted uses which serve to fulfill the vision of the

KWCP to have a "bright lights" district in this area of

Kanata West. However, the proposed design for the


the Intensive Employment Area designation

provide a high quality environment for the high

technology sector and supporting uses. Uses

gnation include employment

servicing uses, retail and

KWCP encourages an

long east-west axis and

blocks with lengths approximately twice their width.

Regularly spaced connections across major streets are

also supported to create porosity throughout the area.

High Profile Hub, small “vest pocket”

parks, entry plazas, and courts are desired to provide

public space and recreation paths along Feedmill

Creek are encouraged. Further, to achieve a pedestrian

friendly environment, the KWCP again promotes bringing

buildings up to lot lines and street corners and providing

appropriate sidewalk widths, tree plantings, and lighting.

Both the High Profile Employment, Entertainment and

Leisure Hub and the Intensive Employment Area KWCP

designations permit retail and theme/specialty

commercial and the former designation also permits

leisure and entertainment uses, which includes

restaurants, as well as hotels and spas. Further, the

proposed uses fulfill the KWCP intent to have urban

amenities and recreation, such as restaurants and

shopping, in this area in order to extend the visits of local

employees and visitors to Scotiabank Place.

The proposed outlet center, hotel, and restaurant uses are

permitted uses which serve to fulfill the vision of the

lights" district in this area of

Kanata West. However, the proposed design for the

subject lands represents a departure from the KWCP

designation-specific guidelines. In particular, the proposed

development is not set on an urban grid pattern of roads

and proposed heights are significantly lower than the 10

15 storey range expected for the lands closest to Highway

417 and Huntmar Drive. This departure is a result of the

unique nature of the Tanger Outlet Center, a use which

was not specified when the Kanata

was completed in 2002 (beyond the parameter of a

unique, specialty retail use) and from current market

conditions. The proposed design incorporates a notable

amount of surface parking and therefore does not

preclude the future intensification of this area.

CITY OF OTTAWA ZONING BY

The subject lands are currently zoned Development

Reserve Zone (DR) in the City of Ottawa Comprehensive

Zoning By-law (2008-250). A Zoning By

application was approved by Council

02-11-0128), to rezone the lands

Reserve Zone (DR) to Mixed-Use Centre Zone (MC).

amendment is currently proceeding

prescribed appeal period.

URBAN DESIGN CRITERIA

The proposed development does not

vision for the subject property as detailed within the

Kanata West Concept Plan but the Outlet Centre use is

not contemplated within that document.

As part of a Plan of Subdivision Application for the subject

lands, a Design Booklet/Brief dated January 2013 was

submitted to the City on January 29, 2013. This booklet

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subject lands represents a departure from the KWCP

specific guidelines. In particular, the proposed

development is not set on an urban grid pattern of roads

proposed heights are significantly lower than the 10-

15 storey range expected for the lands closest to Highway

417 and Huntmar Drive. This departure is a result of the

unique nature of the Tanger Outlet Center, a use which

was not specified when the Kanata West Concept Plan

was completed in 2002 (beyond the parameter of a

unique, specialty retail use) and from current market

conditions. The proposed design incorporates a notable

amount of surface parking and therefore does not

ation of this area.

BY-LAW

The subject lands are currently zoned Development

Reserve Zone (DR) in the City of Ottawa Comprehensive

Zoning By-law Amendment

was approved by Council in March 2013 (D02-

to rezone the lands from Development

Use Centre Zone (MC). This

proceeding through the

The proposed development does not fully respond to the

vision for the subject property as detailed within the

Kanata West Concept Plan but the Outlet Centre use is

not contemplated within that document.

As part of a Plan of Subdivision Application for the subject

f dated January 2013 was

submitted to the City on January 29, 2013. This booklet


discussed urban design elements of the proposed

development and suggested several criteria.

The following is an excerpt from this Design Booklet/Brief:

ARCHITECTURE

- Buildings should be human scale and pedestrian focused;

- Buildings should be themed to make them unique to the Ottawa/ Kanata area using natural materials to

every extent possible - including wood and stone;

- Buildings should be accessible to the disabled;

- Buildings should provide opportunities for shelter from the elements in all seasons.

The architecture of the proposed retail outlet

development is one to two storeys, providing a human

scale reminiscent of a village core. Each entry point will

have a unique architectural treatment, providing variety

and aesthetic interest. The overall

architectural style, however, will be

themed to offer an identity that is

specific to Ottawa and especially

the Kanata area. Stores are

relatively small, with no “big box”

retailers dominating the centre.

Covered portions of the pedestrian

walkways will provide year-round

shelter from the climate.

An eight (8) storey hotel is

proposed south of the Feedmill

Creek, adjacent to Highway 417.


discussed urban design elements of the proposed

development and suggested several criteria.

The following is an excerpt from this Design Booklet/Brief:

s should be human scale and pedestrian

Buildings should be themed to make them unique to

the Ottawa/ Kanata area using natural materials to

including wood and stone;

Buildings should be accessible to the disabled;

Buildings should provide opportunities for shelter from

The architecture of the proposed retail outlet

development is one to two storeys, providing a human

scale reminiscent of a village core. Each entry point will

unique architectural treatment, providing variety

The surface parking lots are able

development which would address the surrounding

streets.

LANDSCAPE ARCHITECTURE

- Generous soft landscaping should be used to enhance the overall appearance of the site from the

surrounding streets, and to break up the large

expanses of parking;

- Natural materials should be used for both

environmental reasons and to reinforce the

Ottawa/Kanata theme;

- Hard landscaping of pedestrian areas should contain a variety of surface treatments to help orient people,

especially the visually impaired;

- Landscape design should complement the building theme and offer visual interest in the form of water

features, bio swales, or other amenities;

- Outdoor seating and resting areas should be provided;

10

to accommodate future

development which would address the surrounding

Generous soft landscaping should be used to enhance

the overall appearance of the site from the

surrounding streets, and to break up the large

Natural materials should be used for both

environmental reasons and to reinforce the

Hard landscaping of pedestrian areas should contain a

variety of surface treatments to help orient people,

impaired;

Landscape design should complement the building

theme and offer visual interest in the form of water

features, bio swales, or other amenities;

Outdoor seating and resting areas should be provided;


- Hard landscaping should be designed to facilitatemaintenance, particularly snow clearing.

The proposed development will have

landscaping around the periphery of the site, using trees,

shrubs, berms and/or low walls where appropriate. The

internal landscape treatments will include elements th

reinforce the theme of the retail area, including benches,

waste receptacles, lighting, planting, and a variety of


experience of the users.

EDGES

- Edges should be landscaped with plants, berms, and/or low decorative walls to reduce the visibility of

parking lots;

- Entrances to the site should be enhances with additional lighting, themed signage, and further

landscaping;

- Maintaining the potential to development uses of a more intense nature around the perimeter of the site,

with buildings up to 10-15 storeys fronting on the

surrounding streets.



and structures. In order to mitigate the visu

generous planting, berms, and low walls will be used. The

location of the stormwater management pond adjacent to

Huntmar further enhances the natural appearance of the

edge condition, and integrates well into Feedmill Creek.

Gateway features will highlight the entrances to the site

by incorporating lighting and signage, as well as enhanced


Hard landscaping should be designed to facilitate

maintenance, particularly snow clearing.

The proposed development will have significant

landscaping around the periphery of the site, using trees,

shrubs, berms and/or low walls where appropriate. The

internal landscape treatments will include elements that

reinforce the theme of the retail area, including benches,

waste receptacles, lighting, planting, and a variety of


Edges should be landscaped with plants, berms,

d/or low decorative walls to reduce the visibility of

Entrances to the site should be enhances with

additional lighting, themed signage, and further

Maintaining the potential to development uses of a

e perimeter of the site,

15 storeys fronting on the




generous planting, berms, and low walls will be used. The

location of the stormwater management pond adjacent to

Huntmar further enhances the natural appearance of the

edge condition, and integrates well into Feedmill Creek.

ll highlight the entrances to the site

by incorporating lighting and signage, as well as enhanced

landscaping to draw attention to the entrances as they

penetrate the edge conditions and lead into the site.

This type of centre also permits future developm

occur around the edges. That development could take the

form of other uses, such as office or residential, with

underground or structured parking to serve both the retail

outlet and the additional uses. Those additional uses could

be accommodated in taller buildings, if appropriate, with

the retail outlet serving as the “village centre”, providing a

lively gathering place for the surrounding residents and/or

employees.

VEHICULAR CIRCULATION AND PARKING

- Multiple access points should be designed to mipotential congestion on public streets;

- Internal circulation should clearly separate vehicles from pedestrians to ensure safe and comfortable

walking;

- Parking lots should be separated into discreet areas using landscaping to reduce their visual impa

make navigation more intuitive;

- Parking lots should be adequately lit environment, while avoiding light pollution;

- Layout of the parking lots and drive aisles should not preclude future phased development of those lots with

new buildings and structured parking (either above or

below ground) on a modified grid.

Internal vehicular circulation takes the form of a ring road

around the outside of the Outlet Centre

easily accessible from all sides. The parking lots are la

out as “rooms” providing discreet areas that have the

potential to be separated by landscaped islands. There are

11

landscaping to draw attention to the entrances as they

penetrate the edge conditions and lead into the site.

This type of centre also permits future development to

occur around the edges. That development could take the

form of other uses, such as office or residential, with

underground or structured parking to serve both the retail

outlet and the additional uses. Those additional uses could

taller buildings, if appropriate, with

the retail outlet serving as the “village centre”, providing a

lively gathering place for the surrounding residents and/or

VEHICULAR CIRCULATION AND PARKING

Multiple access points should be designed to mitigate

potential congestion on public streets;

Internal circulation should clearly separate vehicles

from pedestrians to ensure safe and comfortable

Parking lots should be separated into discreet areas

using landscaping to reduce their visual impact and to

make navigation more intuitive;

Parking lots should be adequately lit to provide a safe

environment, while avoiding light pollution;

Layout of the parking lots and drive aisles should not

preclude future phased development of those lots with

buildings and structured parking (either above or

below ground) on a modified grid.

Internal vehicular circulation takes the form of a ring road

Outlet Centre, with parking

easily accessible from all sides. The parking lots are laid

out as “rooms” providing discreet areas that have the

potential to be separated by landscaped islands. There are


three (3) main access points into the site and one

secondary access point from the development south of

the site, which includes the proposed hotel. Two (2) of the

access point are from Campeau Drive and are full turning

movement intersections. The access from Huntmar is a

right-in, right-out intersection. All of the access roads

provide generous stacking lanes for busy periods to avoid

creating congestion on surrounding roads. The location

and design of the access will be subject to municipal

approval.

PEDESTRIAN CIRCULATION

- Pedestrians should be clearly separated from vehicles to every extent possible;

- The ‘pedestrian realm’ should be at a human scale;

- Pedestrians should have ready access to shelter from the elements;

- Safe and convenient pedestrian links to surrounding streets should be provided;

- Site lighting will have a consistent, decorative

appearance throughout the site;

- Pedestrian links should anticipate future development of the site and the future provision of adjacent public

transit.

Pedestrian circulation is internal to the shopping area,

located within the corridors between the retail buildings.

Large, inviting entry points lead pedestrians from the

parking areas to the shopping “streets”. A large portion of

the individual pedestrian streets are covered, to provide

shelter from rain, snow, or the hot sun, while still



three (3) main access points into the site and one

secondary access point from the development south of

d hotel. Two (2) of the

access point are from Campeau Drive and are full turning

movement intersections. The access from Huntmar is a

out intersection. All of the access roads

provide generous stacking lanes for busy periods to avoid

ng congestion on surrounding roads. The location

and design of the access will be subject to municipal

Pedestrians should be clearly separated from vehicles

uman scale;

Pedestrians should have ready access to shelter from

Safe and convenient pedestrian links to surrounding

Site lighting will have a consistent, decorative

should anticipate future development

of the site and the future provision of adjacent public

Pedestrian circulation is internal to the shopping area,

located within the corridors between the retail buildings.

estrians from the

parking areas to the shopping “streets”. A large portion of

pedestrian streets are covered, to provide

shelter from rain, snow, or the hot sun, while still




Given the location of this site and the limited access to

public transit in the near future, the majority of shoppers

will arrive by private automobile, giving

from the surrounding streets less importance. However, as

this situation changes over time, this type of retail outlet

could be expanded, either with additional retail or other

uses as previously discussed, to bring pedestrian areas

closer to the streets by replacing some surface lots with

underground or structured parking. This would enhance



FUTURE EXPANSION

- Future expansion can take plaareas, replacing lost parking and creating parking lots

for new uses in structures (either below or above

ground);

- Buildings could be between 10 and 15 storeys;- New buildings should be mixedprovide diversity and activity on the site.

12

ghting will provide visual variety while


Given the location of this site and the limited access to

public transit in the near future, the majority of shoppers

will arrive by private automobile, giving pedestrian access

from the surrounding streets less importance. However, as

this situation changes over time, this type of retail outlet

could be expanded, either with additional retail or other

uses as previously discussed, to bring pedestrian areas

r to the streets by replacing some surface lots with

underground or structured parking. This would enhance



Future expansion can take place in surface parking

areas, replacing lost parking and creating parking lots

for new uses in structures (either below or above

Buildings could be between 10 and 15 storeys;

New buildings should be mixed-use buildings to

vity on the site.

SUSTAINABILITY FEATURES 1. STORMWATER MANAGEMENT

2. PLANTING MATERIAL

3. PAVING + SITE FURNISHINGS

4. TRANSPORTATION

5. ARCHITECTURE

STORMWATER MANAGEMENT

BIOSWALE [Strategic Locations] SW FILTRATION + INFILTRATION Bioswales are shallow grass-covered hydraulic conveyance channels that help to slow runoff and facilitate infiltration. Use of natural, low-lying areas is encouraged and natural drainage courses should be preserved and utilized.

GREEN ROOF [Strategic Locations] RUNOFF REDUCTION + HEAT ISLAND In addition to reducing runoff volume and frequency and improving runoff water quality, a green roof can reduce the effects of atmospheric pollution, reduce energy costs, and create an attractive environment.

RAIN BARRELS + CISTERNS SW HARVESTING + H2O USE REDUCTION Rainwater collected in cisterns may be used in lawn and garden irrigation and other non-potable water applications such as toilet flushing. Both cisterns and rain barrels can be implemented without the use of pumping devices by relying on gravity flow instead.

PLANTING MATERIAL

NATIVE / DROUGHT TOLERANT INVASIVE SPECIES PREVENTION Use planting material native to southern Ontario to prevent the spread of invasive species and provide natural habitat for local wildlife.

SWM WETLAND SW FILTRATION [Pond Area] As stormwater runoff flows through the wetland, pollutant removal is achieved through settling and biological uptake within the practice. Wetlands are among the most effective stormwater practices in terms of pollutant removal and they also offer aesthetic and habitat value.

HABITAT RESTORATION WILDLIFE ENHANCEMENT [Feedmill Creek] Restoration involves re-creating the physical conditions necessary for a particular habitat to exist and then either relying on colonization from adjacent habitats, or assisting in the process by the translocation of suitable organisms to the habitat and nurturing their growth.

PAVING + SITE FURNISHINGS

PERMEABLE PAVING SW INFILTRATION [Strategic Locations] Permeable pavement is an alternative to asphalt or concrete surfaces that allows stormwater to drain through the porous surface to a stone reservoir underneath. The reservoir temporarily stores surface runoff before infiltrating it into the subsoil.

LIGHT COLOUR PAVING HEAT ISLAND REDUCTION Choose paver with Solar Reflective Index of 29 or higher to reduce the heat island effect caused by hard surface construction material.

SUSTAINABLE / RECYCLED CARBON FOOTPRINT REDUCTION Use environmentally certified or recycled materials in construction and site furnishing products to reduce carbon footprint of the project.

PAVING + SITE FURNISHINGS CONTINUED.

RECYCLING SOLID WASTE REDUCTION Promote recycling program to reduce amount of solid waste going into the landfill.

100% DOWN LIGHTING LIGHT POLLUTION ELIMINATION Light pollution is excessive or obtrusive artificial light, it causes the degradation of photic habitat by artificial light. Use of 100% down lighting and directional lighting will significantly reduce the light spill.

LOCAL MATERIAL CARBON FOOTPRINT REDUCTION All site construction materials and site furnishing should be extracted, processed, and manufactured within a 500 mile radius of the site when possible to reduce carbon footprint of the project.

TRANSPORTATION

PUBLIC TRANSIT EMISSIONS REDUCTION Promote timely local and regional public transportation system to encourage less driving.

BIKE LANE EMISSIONS REDUCTION Designated bike lane to link adjacent local communities to encourage more active lifestyle and reduce emissions.

PEDESTRIAN WALKWAY PEDESTRIAN FRIENDLY Design pedestrian walkways to connect communities, parking lots and adjacent developments to suit human comfort levels in all seasons.

ARCHITECTURE

REDUCTION OF HEAT ISLAND ROOFS AND BUILDING SURFACES Roofing surface with high albedo (light in colour) and potential feature elements such as green screens (areas of vertical planting).

WATER WATER EFFICIENCY Specifying fixtures and appliances that are low flow or waterless reduces the amount of overall water consumption, saving water and money.

EDUCATION EDUCATIONAL SIGNAGE Implement signage or plaques to educate the occupants about the sustainable design, systems, maintenance, and use of environmentally friendly material.

ARCHITECTURE CONTINUED.

MATERIALS SELECTION Design will incorporate some materials and products that are recyclable, renewable, reclaimed, non-toxic, and locally produced

ENERGY ENERGY EFFICIENCY Use elements such as natural lighting, lighting controls, and energy efficient appliances and water heaters to reduce demand on traditional power and gas sources for public spaces and reduce greenhouse gases

PLANS

1. CONTEXT PLAN

2. CONTEXT PLAN 2

3. SITE PLAN

4. FUTURE CONCEPT PLAN

5. OVERALL LANDSCAPE

6. GENERAL PLAN OF SERVICES

FUTURE CONCEPT PLAN

OVERALL LANDSCAPE KEY PLAN

GENERAL PLAN OF SERVICES

URBAN B

OUN

DARY

BELL SENSPLEX +WALTER BAKER PARK

SCOTIABANK PLACE

KANATA CENTRUM

PALLADIUM AUTOPARK

TAGGART FUTURE OFFICE PARK

LIMESTONE QUARRY

SUBJECT LANDS

FUTURE BRT CORRIDOR+STATIONS

WASTE MANAGEMENT LANDFILL

MAPL

E GRO

VE RO

AD

PALLADIUMDRIVE

CAM

PEAU

CARP RO

AD

HUN

TMAR DRIVE

CA

RP R

IVER

CAMPEA

U DRIV

E EX

TEN

SION

RICHARDSO

N S

IDE

ROAD

DRIV

E

GRGR

HIGHW

AY-417

CONTEXTPLAN TERRY FO

X DRIVE

1

CONTEXTPLAN 2

TRINITY LANDS “GRANT CROSSING”

DYMON SELF STORAGE

COSTCO AND HOME DEPOT

CANADIAN TIRE

KANATA CENTRUM

SUBJECT LANDS

4

2

BUILDING 05BUILDING 07

BUILDING 01

BUILDING 03

BU

ILD

ING

04

BUILDING 09

BUILDING 08

BUILDING 02

109728 152400

109729 10972 45110

5181

6

111710

7315

2

122072

3048

030

480

3047

7

121921

3047

9

12192 30480

( 366' - 6" )

( 40' - 0" )( 100' - 0" )

( 10

0' -

0"

)

( 400' - 0" )

( 10

0' -

0"

)(

170'

- 0

" )

( 360' - 0" )

( 500' - 0" )

( 10

0' -

0"

)

( 10

0' -

0"

)

( 360' - 0" )

( 24

0' -

0"

)

( 400' - 6" )

( 17

0' -

0"

)51

816

BLDG. AREA ±59,975 S.F.LEASEABLE AREA ±51,244 S.F.

OUTPARCEL 01±1.15 ACRES

FIRE TRUCK ROUTEHEAVY DUTY ASPHALT




FIR

E T

RU

CK

RO

UT

EH

EA

VY

DU

TY

AS

PH

ALT

POND AREA

5200

6700

2258

4160

037

4091

4430

4812

189

1097

310

973

1219

230

4891

44

9000

4500

5200

6700

5200

5200

6700

5200

5200

6700

5200

360150

8667

0052

0052

0067

0052

0052

0067

0052

0052

0067

0052

00

5200 6700 10400 6700 10400 6700 289115600 2005

67005200

1523

891

4427

4226

000

2600

1820

0

1219

030

4891

4427

4254

600

70200 2648 9144 3048 9307

5200 6700

67005200

6700

5200

TYP.

2600

TYP.

3900

4160

027

3691

44

9144

3048

9165

5 2006700

5200 5200 6700 5200 5200 6700 5200 5200 6700 5200 5200 6700 5200 5200 6700 5200 5200 6700 5200 5200 6700 05200 5200 6700 5200 11394 8840 4617 8620

5200 6700 5200 5200 6700 5200 5200 6700 5200 5200 6700 5200 5200 6700 5200 5200 6700 5200 5200 6700 5200 5200 6700 5200 65000 3800 41600

1097

3

17136

15088

15088

1097

3

9423 49683 10846

10973

5181 6

1500

100010001500

182880

1000

1000

1000

1000

100010

00

10001000

1000

1000

1000

1500

1665

1665

1000

1100

10001400

11001100

11001100

11001100

11001100

11001100

11001100

1400

1325

9000

1500

9000

1000

1000

115765

30480

1097

3

9144

1585

1785

1785

1000

1589

1589

2074

20742074

2074

10001000

1900

1900

1900

1900

1900

1900

1900

1900

1900

1925

1925

1925

1925

1925

1925

19251329

1329

1329

1329

10001000

1129

11291129

11291129

1129

182880

PA

LL

AD

IUM

DR

IVE

CAMPEAU DRIVE

835 CARS

424 CARS

449 CARS

HIGHWAY #417

FEEDMILL CREEKBUFFER AREA

ROOF ABOVE

ROOF ABOVE

ROOF ABOVE

ROOF ABOVE

RO

OF

AB

OV

E

RO

OF

AB

OV

E

4572 30

4845

72

2500

0

3700

09144

9144

1524

1219

2

PROPOSEDALL TURNS

PROPOSEDRIGHT IN/

RIGHT OUT

PROPOSEDALL TURNS

1A1-18.1

4A1-18.1

1A1-18.1

1A1-18.1

14.0 m M.T.O. SETBACK

SITE A(±37.58 ACRES)

(±9.25 ACRES)

SITE B(FUTURE PHASE)

(±8.01 ACRES)

( 281' - 1 " )85677

( 371' - 1" )113107

7472

3( 2

45' -

2" )

HU

NT

MA

R D

RIV

E

3000

14000

14000

HOTEL8 FLOORS

±13,500 S.F./ FLOOR±108,000 S.F. TOTAL

REST. 01±3,500 S.F.

1400

0

2A1-18.1

2A1-18.1

2A1-18.12

A1-18.12A1-18.1

2A1-18.1

2A1-18.1

1A1-18.1

3000

3000

1A1-18.1

4A1-18.1

4A1-18.1

1A1-18.1

5200

6700

1400

0


EXTENT OF M.T.O.SETBACK TO BE

CONFIRMED(41 CARS)

2400

2200

1000

2500

1240

2200

1000800

1000

LOADING COURTHEAVY DUTY ASPHALT

LOADING COURTHEAVY DUTY

ASPHALT

LOADING COURTHEAVY DUTY

ASPHALT

90859

LOA

DIN

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LOADING COURTHEAVY DUTY ASPHALT 87013

ENTRY #1

EN

TR

Y #

2

ENTRY #4

ENTRY #5

ENTRY #6

EN

TR

Y #

7

PROPOSEDMONUMENT SIGN

ACCESS SUBJECTTO GRADING

PROPOSEDROUNDABOUT TO

BE CONFIRMEDBY CITY

1500

0

2100

0

600

600

600

15000

21000

REST. 03±5,900 S.F.

BICYCLE PARKING(16 SPACES)




(±2.56 ACRES)

6113

4755

0

EN

TR

Y #

3

1A1-18.1

1A1-18.1

1A1-18.1

BUILDING 06

7620

7620

ROADWAY FUNTIONALDESIGN TO BE CONFIRMED

6700

5200

6700 5200

15000

800

1000

2400

1200

600

8001000

90009000

1000

1000

1000

LINE OF CREEKSETBACK

52006700

6700 5200 5200 6700 5200 5200 6700 5200 5200 6700 5200 5200 6700 5200 5200 6700 5200 5200 6700 5200 5200 6700 5200 5200 6700 5200

51816

1000 1000

1160

1000

1000 1000

2000

1000 1000

1000 1000

100010

00

1000

1000

1000

1000

1500

1500

1000 1000

1500

1500

1000 1000

1500

1000

1500

1000

1500

1000

1500

1000

1500

1000

1000 1000

1000 1000

6700

5200

3200

9144

4815

5200

6700

1040

067

0010

400

6700

1040

067

0010

400

6700

1040

067

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0012

174

1000

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00

13711371

13711371

1371

1371

1371

1371

1000

1000

1000

10001000

1000

1000 6001000

1000

1000

1000 1000

1000 600

1500

1300

1300

130013

00

1300

1300

1300

1300

1300

1300

1300

1300

1300

7317

5377

2080

038

8767

0052

00

1000

1000

1000

1000 1435

800

1000

1315

1324

6000

51816

6000

2000

1000

1780

1520

1740

1000

2000

2000

10001000

20002000

1000

9000

99144

379 CARS

6380

0

1000

15001000

1000

150000

20800

3000

29944

9000

2000

1000

1000 1000

1000

1000

1000

1000 1000

1000

369 CARS

9000

1A1-18.190000

59144

1A1-18.1

TY

P.

3900

1000

45007620

1000 1000

4500

76201000 1000

76201000 10

00

7620

1000

1000

7620 10001000

7620

10001000

4500

1000

45001000

10001000

10001000

4500

4500 1000

1000

1000

9000

2590

8

1219

1219

1500

0

PROPOSEDSIGNALIZED

INTERSECTION

21336

1000 2000

1500

1500

1000

1129

1129

1129

11291000 10

00

1000

1000 10

00

1000 1000

1000

1700

typ.

3900

TY

P.

2600

600

600

610

2900

1000

HISTORICAL BUILDINGFOUNDATIONS

REST. 02±6,000 S.F.

7620

BLOCK 23(±0.40 ACRES)

( 148' - 0" )

( 17

0' -

0"

)10

973

5181

610

972

2743

2

9144

9144

2000

1000 1000

2000

1000 2000

1500

0

4500

20002000 10

00

12191829

1000

1829

1000

1000

1829

1000

1829 1829

10001000

1829 3048

10001829

1219

1829 1000

1000

3048

1297

05

1190

37

1524

0

1524

0

9144

1829 1000

9144

4500

4500

2438

70104

60960

5200

6700

5200

5200

6700

5200

5200

6700

1500

1000

1300

1500

1000

600

2500

1000

4500 2100

2000

9000

9000

10003000

900

2000

1000

1000

1000

900

1000 600

1000

9000

1000

1000

1829

3048

1000

2994

4

1A1-18.1

4A1-18.1

FOOD COURT

21336

1219

10001219

1000

1371

1829

1829

1371

1000

1829

1829

1000

1829

762

1003

9141829

1000

1000

( 163' - 0" )



BLDG. AREA ±50,000 S.F.LEASEABLE AREA ±48,100 S.F.BLDG. AREA ±36,000 S.F.

LEASEABLE AREA ±28,250 S.F.


INC. IN BUILDING 05BLDG. AREA ±11,800 S.F.


BLD

G. A

RE

A ±

26,7

23 S

.F.

LEA

SE

AB

LE A

RE

A ±

21,5

00 S

.F.



SODDED AREA

48768 ( 160' - 0" )10973

( 90

' - 0

" )

11887 24384

5181

6

( 80' - 0" )

( 17

0' -

0"

)

ROOF ABOVE

RO

OF

AB

OV

E

BUILDING 10BLDG. AREA ±14,400 S.F.


BU

ILD

ING

11

BLD

G. A

RE

A ±

13,6

00 S

.F.

LEA

SE

AB

LE A

RE

A ±

13,6

00 S

.F.

ENTRY #8

( 2 8 3' - 1 0" )8 6 51 8

( 222' - 0" )

67657

117167( 384' - 5" )

120235 ( 394' - 6" )

2500 9144 4000

87680

4498

0

98317


3205

3

23043

52342

255333 9 00 2

1829

7011 4477 9144

BIOSWALE

BIOSWALE

BIOSWALE BIOSWALE

4500

1200

1200

1200

4A1-18.1

1A1-18.1

3016

4500

9144

1055

0

2

1

34

56

7

8

9 10

11

12

13

2

SN04 GATEWAYSIGNAGE

SN04 GATEWAYSIGNAGE

SN04 GATEWAYSIGNAGE

CREEK AREA NOT INCLUDEDIN LANDSCAPE AREA

OUTPARCEL AREA NOTINCLUDED IN LANDSCAPE AREA

POND AREA NOT INCLUDED INLANDSCAPE AREA

4500

7386 PROPOSED

TRANSFORMERLOCATION

PROPOSEDTRANSFORMER

LOCATION

PROPOSEDTRANSFORMER

LOCATION

PROPOSEDTRANSFORMER

LOCATION

PROPOSEDTRANSFORMER

LOCATION

PROPOSEDTRANSFORMER

LOCATION

5840

7384

4500

4500

7387

ROOF ABOVE

PROPOSEDCOMPACTOR

LOCATION

PROPOSEDCOMPACTOR

LOCATION

PROPOSEDCOMPACTOR

LOCATION

PROPOSEDCOMPACTOR

LOCATION

PROPOSEDCOMPACTOR

LOCATION

PROPOSEDCOMPACTOR

LOCATION

2314

4

1950

0

DENOTES EXTENT OFFUTURE PHASE

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H A M M E R S C H L A G + J O F F E I N C.

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PROJECT

DWG. TITLE

PROJECT NO.

DRAWN BY

CHECKED BY

DATE

SCALE

DRAWING NUMBER:

FILE NAME:

PLOT SCALE: 1:1

KANATA ONTARIO

NB

RF

# ��$!�� %��&�� '�

TR

UE

NO

RT

H

PROJECT ARCHITECT

DESIGN ARCHITECT

SITE/ CIVIL

ELECTRICAL

PLANNER

DEVELOPER

DEVELOPER

RioCan Real Estate Investment Trust2300 Yonge Street

Suite 500Toronto, Ontario

M4P 1E4(416) 646 8330

Architects, Engineers, Planners5th Floor, 230 Richmond Street West

Toronto, ONM5V 1V6, Canada

Tel: (416) 596-1930Fax: (416) 596-0644

333 Preston StreetTower 1, Suite 400

Ottawa, OntarioCanada K1S 5N4Tel (613)225-1311

FAX (613)225-9868

223 McLeod Street | Ottawa, ON | K2P 0Z8T: 613.730.5709 ext.234 | F: 613.730.1136

Tanger Outlets3200 Northline Avenue, Suite 360

Greensboro, North Carolina27408

\\tfai-cps\data\proj\12258\12258-15.REVIT\12258A1-18-UDRP.rvt

As indicated

A1-18.0

TANGER OUTLETS KANATA

SITE PLAN

12.258 JANUARY 2013

SITE B AREA (FUTURE PHASE)

HOTEL AREARESTAURANT 01 AREARESTAURANT 02 AREARESTAURANT 03 AREATOTAL SITE B BUILDING AREA

PARKING REQUIRED(RESTAURANT)

PARKING REQUIRED(HOTEL)(±216 UNITS @ 500 S.F. UNIT)

PARKING PROVIDED

BICYCLE PARKING REQUIRED(RESTAURANT)

BICYCLE PARKING PROVIDED

COVERAGE

±3.24 HA.

±10,034 S.M.±325 S.M.±557 S.M.±548 S.M.

±11,464 S.M.

143 CARS10.0/100 S.M.

216 CARS1/ UNIT

379 SPACES3.31/100 S.M.

6 SPACES1/250 S.M.

8 SPACES

8.31%

±8.01 ACRES

±108,000 S.F. ±3,500 S.F.±6,000 S.F.±5,900 S.F.

±123,400 S.F.

3.07/1000 S.F.

TOTAL SITE A & B AREA

TOTAL BUILDING AREA

TOTAL PARKING REQUIRED

TOTAL PARKING PROVIDED

COVERAGE

±18.45 HA.

±47,448 S.M.

1540 CARS

2456 CARS5.55/100 S.M.

20.96 %

±45.59 ACRES

±510,728 S.F.

5.15/1000 S.F.

NOTESSITE GRADING AND ENTRANCE LOCATIONS TO BE CONFIRMED.ROUNDABOUT LOCATION AND DESIGN TO BE CONFIRMED BY CITY.EXTENT OF M.T.O. JURISDICTION TO BE CONFIRMED ALONG PALLADIUMDRIVE.

STATISTICS

SITE A AREASITE B AREAFEEDMILL CREEK BUFFER AREAOUTPARCEL 01 AREAPOND AREABLOCK 23 AREATOTAL SITE AREA

SITE A AREA

BUILDING 01 AREABUILDING 02 AREABUILDING 03 AREABUILDING 04 AREABUILDING 05 AREABUILDING 06 AREABUILDING 07 AREABUILDING 08 AREABUILDING 09 AREABUILDING 10 AREABUILDING 11 AREATOTAL SITE A BUILDING AREA

BUILDING 01 LEASEABLE AREABUILDING 02 LEASEABLE AREABUILDING 03 LEASEABLE AREABUILDING 04 LEASEABLE AREABUILDING 05 LEASEABLE AREABUILDING 06 LEASEABLE AREABUILDING 07 LEASEABLE AREABUILDING 08 LEASEABLE AREABUILDING 09 LEASEABLE AREABUILDING 10 LEASEABLE AREABUILDING 11 LEASEABLE AREATOTAL SITE A LEASEABLE AREA

PARKING REQUIRED

PARKING PROVIDED

BICYCLE PARKING REQUIRED(SHOPPING CENTRE)


COVERAGE

±37.58 ACRES±8.01 ACRES±9.25 ACRES±1.15 ACRES±2.56 ACRES±0.40 ACRES

±58.95 ACRES

±37.58 ACRES

±25,160 S.F.±39,387 S.F.±37,347 S.F.±26,723 S.F.±36,000 S.F.±16,000 S.F.±50,000 S.F.±59,975 S.F.±68,736 S.F.±14,400 S.F.±13,600 S.F.

±387,328 S.F.

±23,800 S.F.±38,412 S.F.±36,372 S.F.±21,500 S.F.±28,250 S.F.±16,000 S.F.±48,100 S.F.±51,244 S.F.±61,478 S.F.±14,400 S.F.±13,600 S.F.

±353,156 S.F.

5.88/1000 S.F.

±15.21 HA.±3.24 HA.±3.74 HA.±0.47 HA.±1.03 HA.±0.16 HA.

±23.86 HA.

±15.21 HA.

±2,337 S.M.±3,659 S.M.±3,470 S.M.±2,483 S.M.±3,345 S.M.±1,486 S.M.±4,645 S.M.±5,572 S.M.±6,386 S.M.±1,338 S.M.±1,263 S.M.

±35,984 S.M.

±2,211 S.M.±3,569 S.M.±3,379 S.M.±1,997 S.M.±2,625 S.M.±1,486 S.M.±4,469 S.M.±4,761 S.M.±5,711 S.M.±1,338 S.M.±1,263 S.M.

±32,809 S.M.

1,181 CARS3.6/100 S.M.

2,077 CARS6.33/100 S.M.

66 SPACES1/500 S.M.

80 SPACES

23.66%

01 15/02/2013 ISSUED FOR SITE PLAN APPLICATION NB

# DENOTES PROPOSED VEHICULAR DIRECTIONAL SIGNAGE LOCATIONS,"ALTERNATE BACKS" AT LOCATION #'S 1,3,8,11

02 25/03/2013 ISSUED FOR U.D.R.P. NB

3

BUILDING 05BUILDING 07

BUILDING 01

BUILDING 03

BU

ILD

ING

04 BUILDING 09

BUILDING 08

BUILDING 02


OUTPARCEL 01±1.15 ACRES





FIR

E T

RU

CK

RO

UT

EH

EA

VY

DU

TY

AS

PH

ALT


FIRE TRUCK ROUTE

HEAVY DUTY ASPHALT

POND AREA

PA

LL

AD

IUM

DR

IVE

CAMPEAU DRIVE

582 CARS

424 CARS

449 CARS

HIGHWAY #417

FEEDMILL CREEKBUFFER AREA

ROOF ABOVE

ROOF ABOVE

ROOF ABOVE

ROOF ABOVE

RO

OF

AB

OV

E

RO

OF

AB

OV

E

PROPOSEDALL TURNS

PROPOSEDRIGHT IN/

RIGHT OUT

PROPOSEDALL TURNS


SITE A(±37.58 ACRES)

(±9.25 ACRES)

SITE B(±8.01 ACRES)

HU

NT

MA

R D

RIV

E

HOTEL8 FLOORS

±13,500 S.F./ FLOOR±108,000 S.F. TOTAL

REST. 01±3,500 S.F.


EXTENT OF M.T.O.SETBACK TO BE

CONFIRMED(41 CARS)




LOA

DIN

G C

OU

RT

HE

AV

Y D

UT

Y A

SP

HA

LT


ENTRY #1

EN

TR

Y #

2

ENTRY #4

ENTRY #5

ENTRY #6

EN

TR

Y #

7

PROPOSEDMONUMENT SIGN

PROPOSEDPYLON SIGN

PROPOSEDPYLON SIGN

ACCESS SUBJECTTO GRADING

PROPOSEDROUNDABOUT TO

BE CONFIRMEDBY CITY

REST. 03±6,000 S.F.

(±2.56 ACRES)

EN

TR

Y #

3

BUILDING 06

ROADWAY FUNTIONALDESIGN TO BE CONFIRMED

LINE OF CREEKSETBACK

379 CARS

259 CARS

PROPOSEDSIGNALIZED

INTERSECTION

HISTORICAL BUILDINGFOUNDATIONS

REST. 02±6,000 S.F.

BLOCK 23(±0.40 ACRES)

FOOD COURT



BLDG. AREA ±50,000 S.F.LEASEABLE AREA ±48,100 S.F.BLDG. AREA ±36,000 S.F.



INC. IN BUILDING 05BLDG. AREA ±11,800 S.F.


BLD

G. A

RE

A ±

26,7

23 S

.F.

LEA

SE

AB

LE A

RE

A ±

21,5

00 S

.F.



SODDED AREA

ROOF ABOVE

RO

OF

AB

OV

E

BUILDING 10BLDG. AREA ±14,400 S.F.


BU

ILD

ING

11

BLD

G. A

RE

A ±

13,6

00 S

.F.

LEA

SE

AB

LE A

RE

A ±

13,6

00 S

.F.

ENTRY #8


BIOSWALE

BIOSWALE

BIOSWALE BIOSWALE

2

1

34

56

7

8

9 10

11

12

13

2

SN04 GATEWAYSIGNAGE

SN04 GATEWAYSIGNAGE

SN04 GATEWAYSIGNAGEBUILDING 14

±14,500 S.F.

BUILDING 13±23,400 S.F. BUILDING 12

±20,400 S.F.

ROOF ABOVE

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PROJECT

DWG. TITLE

PROJECT NO.

DRAWN BY

CHECKED BY

DATE

SCALE

DRAWING NUMBER:

FILE NAME:

PLOT SCALE: 1:1

KANATA ONTARIO

NB

RF

# ��$!�� %��&�� '�

TR

UE

NO

RT

H

PROJECT ARCHITECT

DESIGN ARCHITECT

SITE/ CIVIL

ELECTRICAL

PLANNER

DEVELOPER

DEVELOPER

RioCan Real Estate Investment Trust2300 Yonge Street

Suite 500Toronto, Ontario

M4P 1E4(416) 646 8330

Architects, Engineers, Planners5th Floor, 230 Richmond Street West

Toronto, ONM5V 1V6, Canada

Tel: (416) 596-1930Fax: (416) 596-0644

333 Preston StreetTower 1, Suite 400

Ottawa, OntarioCanada K1S 5N4Tel (613)225-1311

FAX (613)225-9868

223 McLeod Street | Ottawa, ON | K2P 0Z8T: 613.730.5709 ext.234 | F: 613.730.1136

Tanger Outlets3200 Northline Avenue, Suite 360

Greensboro, North Carolina27408

F:\proj\12258\12258-15.REVIT\12258A1-19-CONCEPT.rvt

1 : 800

A1-19.0

TANGER OUTLETS KANATA

FUTURECONCEPT PLAN

12.258 JANUARY 2013

SITE B AREA

HOTEL AREARESTAURANT 01 AREARESTAURANT 02 AREARESTAURANT 03 AREATOTAL SITE B BUILDING AREA

PARKING REQUIRED(RESTAURANT)

PARKING REQUIRED(HOTEL)(±216 UNITS @ 500 S.F. UNIT)

PARKING PROVIDED

BICYCLE PARKING REQUIRED(RESTAURANT)


COVERAGE

±3.24 HA.

±10,034 S.M.±325 S.M.±557 S.M.±557 S.M.

±11,474 S.M.

144 CARS10.0/100 S.M.

216 CARS1/ UNIT

379 SPACES3.67/100 S.M.

6 SPACES1/250 S.M.

8 SPACES

8.31%

±8.01 ACRES

±108,000 S.F. ±3,500 S.F.±6,000 S.F.±6,000 S.F.

±123,500 S.F.

3.07/1000 S.F.

TOTAL SITE A & B AREA

TOTAL BUILDING AREA

TOTAL PARKING REQUIRED

TOTAL PARKING PROVIDED

COVERAGE

±18.45 HA.

±52,874 S.M.

1737 CARS

2093 CARS3.96/100 S.M.

23.90 %

±45.59 ACRES

±569,128 S.F.

3.68/1000 S.F.

NOTESSITE GRADING AND ENTRANCE LOCATIONS TO BE CONFIRMED.ROUNDABOUT LOCATION AND DESIGN TO BE CONFIRMED BY CITY.EXTENT OF M.T.O. JURISDICTION TO BE CONFIRMED ALONG PALLADIUMDRIVE.

STATISTICSSITE A AREASITE B AREAFEEDMILL CREEK BUFFER AREAOUTPARCEL 01 AREAPOND AREABLOCK 23 AREATOTAL SITE AREA

SITE A AREA

BUILDING 01 AREABUILDING 02 AREABUILDING 03 AREABUILDING 04 AREABUILDING 05 AREABUILDING 06 AREABUILDING 07 AREABUILDING 08 AREABUILDING 09 AREABUILDING 10 AREABUILDING 11 AREABUILDING 12 AREABUILDING 13 AREABUILDING 14 AREATOTAL SITE A BUILDING AREA

BUILDING 01 LEASEABLE AREABUILDING 02 LEASEABLE AREABUILDING 03 LEASEABLE AREABUILDING 04 LEASEABLE AREABUILDING 05 LEASEABLE AREABUILDING 06 LEASEABLE AREABUILDING 07 LEASEABLE AREABUILDING 08 LEASEABLE AREABUILDING 09 LEASEABLE AREABUILDING 10 LEASEABLE AREABUILDING 11 LEASEABLE AREABUILDING 12 LEASEABLE AREABUILDING 13 LEASEABLE AREABUILDING 14 LEASEABLE AREATOTAL SITE A LEASEABLE AREA

PARKING REQUIRED

PARKING PROVIDED

BICYCLE PARKING REQUIRED(SHOPPING CENTRE)


COVERAGE

±37.58 ACRES±8.01 ACRES±9.25 ACRES±1.15 ACRES±2.56 ACRES±0.40 ACRES

±58.95 ACRES

±37.58 ACRES

±25,160 S.F.±39,387 S.F.±37,347 S.F.±26,723 S.F.±36,000 S.F.±16,000 S.F.±50,000 S.F.±59,975 S.F.±68,736 S.F.±14,400 S.F.±13,600 S.F.±20,400 S.F.±23,400 S.F.±14,500 S.F.

±445,628 S.F.

±23,800 S.F.±38,412 S.F.±36,372 S.F.±21,500 S.F.±28,250 S.F.±16,000 S.F.±48,100 S.F.±51,244 S.F.±61,478 S.F.±14,400 S.F.±13,600 S.F.±20,400 S.F.±23,400 S.F.±14,500 S.F.

±411,456 S.F.

4.17/1000 S.F.

±15.21 HA.±3.24 HA.±3.74 HA.±0.47 HA.±1.03 HA.±0.16 HA.

±23.86 HA.

±15.21 HA.

±2,337 S.M.±3,659 S.M.±3,470 S.M.±2,483 S.M.±3,345 S.M.±1,486 S.M.±4,645 S.M.±5,572 S.M.±6,386 S.M.±1,338 S.M.±1,263 S.M.±1,895 S.M.±2,174 S.M.±1,347 S.M.

±41,400 S.M.

±2,211 S.M.±3,569 S.M.±3,379 S.M.±1,997 S.M.±2,625 S.M.±1,486 S.M.±4,469 S.M.±4,761 S.M.±5,711 S.M.±1,338 S.M.±1,263 S.M.±1,895 S.M.±2,174 S.M.±1,347 S.M.

±38,226 S.M.

1,377 CARS3.6/100 S.M.

1,714 CARS4.48/100 S.M.

77 SPACES1/500 S.M.

80 SPACES

27.22%

01 15/02/2013 ISSUED FOR SITE PLAN APPLICATION NB

# DENOTES PROPOSED VEHICULAR DIRECTIONAL SIGNAGE LOCATIONS,"ALTERNATE BACKS" AT LOCATION #'S 1,3,8,11

4

- FOR CONTEXTUAL PURPOSES ONLY - 7

urban design review panel - formal submission - part 1 of 2

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