5. zONING - 5625 CAMPEAU DRIVe

zONAGE - 5625, PROMENADE CAMPEAu

Committee recommendations

That Council approve:

1. An amendment to the former City of Kanata Town Centre Holding By-law No. 147-93 to repeal this By-law as it applies to certain lands at 5625 Campeau Drive, as shown in Document 1 and detailed in Document 3; and

2. An amendment to the former City of Kanata Central Business District and Main Street Zoning By-law No. 78-96 to add certain lands at 5625 Campeau Drive, and to zone these lands as "CBD-X" (Central Business District, Exception X) and "R5A" (Residential Type 5A), as shown in Document 1 and detailed in Document 3.

Recommandations du Comité

Que le Conseil :

1. approuve une modification au Règlement n^o 147-93 (utilisations différées dans le Centre-ville de Kanata) de l’ancienne Ville de Kanata, en vue d’annuler la partie de ce règlement qui s’applique à certains terrains du 5625, promenade Campeau, comme l’indique le document 1 et le précise le document 3;

2. approuve une modification au Règlement de zonage n^o 78-96 visant le quartier des affaires central et la rue principale de l’ancienne Ville de Kanata afin d’ajouter certains terrains au 5625, promenade Campeau et de leur attribuer le zonage zone commerciale du centre-ville d’exception X (CBD-X) et zone résidentielle de type 5A (R5A), comme l’indique le document 1 et le précise le document 3.

Documentation

1. A/Deputy City Manager's report (Planning and Growth Management) report dated 3 November 2006 (ACS2006-PGM-APR-0188).

Report to/Rapport au :

Planning and Environment Committee

Comité de l'urbanisme et de l'environnement

and Council / et au Conseil

3 November 2006 / le 3 novembre 2006

Submitted by/Soumis par : John L. Moser, Acting Deputy City Manager/

Directeur municipal adjoint par intérim,

Planning and Growth Management / Urbanisme et Gestion de la croissance

Contact Person/Personne Ressource : Grant Lindsay, Manager / Gestionnaire, Development Approvals / Approbation des demandes d'aménagement (613) 580 2424, 13242 Grant.Lindsay@ottawa.ca

Kanata (Ward 4)

Ref N°: ACS2006-PGM-APR-0188

SUBJECT:	ZONING - 5625 Campeau Drive (FILE NO. 7520-120)

OBJET :	ZONAGE - 5625, promenade campeau

REPORT RECOMMENDATIONS

That the recommend Council approve:

RECOMMANDATIONS DU RAPPORT

Que le Comité de l’urbanisme et de l’environnement recommande au Conseil :

1. d’approuver une modification au Règlement n^o 147-93 (utilisations différées dans le Centre-ville de Kanata) de l’ancienne Ville de Kanata, en vue d’annuler la partie de ce règlement qui s’applique à certains terrains du 5625, promenade Campeau, comme l’indique le document 1 et le précise le document 3;

2. d’approuver une modification au Règlement de zonage n^o 78-96 visant le quartier des affaires central et la rue principale de l’ancienne Ville de Kanata afin d’ajouter certains terrains au 5625, promenade Campeau et de leur attribuer le zonage zone commerciale du centre-ville d’exception X (CBD-X) et zone résidentielle de type 5A (R5A), comme l’indique le document 1 et le précise le document 3.

EXECUTIVE SUMMARY

Assumptions and Analysis:

5625 Campeau Drive has a site area of 18.6 hectares and is situated in the Downtown Area of the Kanata Town Centre. The site is located at the northeast corner of Highway 417 and Kanata Avenue, and is generally bounded by Campeau Drive to the north, the Village Green subdivision to the east, Highway 417 and a stormwater management pond to the south, and part of Kanata Avenue to the west.

The report recommendation is to approve amendments to the former City of Kanata Town Centre Holding By-law and the former City of Kanata Central Business District and Main Street Zoning By-law for two development blocks at 5625 Campeau Drive. The proposed amendments will: 1) rezone a 0.91 hectare block at the western edge of the property from “TC-H” (Town Centre – Holding) to “CBD-X” (Central Business District, Exception X) and 2) rezone a 1.01 hectare block located at the southwest corner of Campeau Drive and Knudson Drive from “TC-H” (Town Centre – Holding) to “R5A” (Residential Type 5A).

The subject lands are designated as “Mixed-Use Centre” in the Official Plan. The Kanata Town Centre site-specific policies designates the subject land as “Central Business District” and “Town Centre Residential”. The proposed Zoning By-law amendment complies with the Official Plan designations and the associated policies. The proposed amendment supports a number of Official Plan objectives and policies including the following: encouraging a compact, mixed-use, transit-oriented and pedestrian-friendly environment within Mixed-Use Centres; promoting increased transit usage for development within 600 metres of a rapid transit station; and achieving a diversity of housing types within the Town Centre Residential designation.

Financial Implications:

N/A

Public Consultation/Input:

A public open house was held for the subject application and the concurrent subdivision application on June 14, 2006. The public open house was held in conjunction with Open House No. 2 for the Campeau Drive Environmental Assessment. The concerns expressed by the public included the following: height and density of the proposed development; traffic impact; loss of wildlife habitat and open space; lack of market support for commercial space; possibility of rental apartments; impact on property values; parking; building setbacks; and creating a distinctive character in the Downtown Area of the Kanata Town Centre. A petition signed by approximately 222 people was submitted in opposition to the application.

RÉSUMÉ

Hypothèses et analyse

D’une superficie de 18,6 hectares, le 5625 de la promenade Campeau se trouve en plein cœur du Centre-ville de Kanata. Le terrain est situé à l’angle nord-est de l’autoroute 417 et de l’avenue Kanata et est généralement délimité par la promenade Campeau au nord, le lotissement du parc Village Green à l’est, l’autoroute 417 et un bassin de rétention des eaux pluviales au sud, et une partie de l’avenue Kanata à l’ouest.

Les recommandations formulées dans le rapport visent l’approbation de modifications à deux règlements de l’ancienne Ville de Kanata, soit le règlement prévoyant des utilisations différées au Centre-ville et le règlement de zonage concernant le quartier des affaires central et la rue principale, portant sur deux îlots au 5625 de la promenade Campeau. Les modifications en question ont les objectifs suivants : 1) faire passer de zone d’utilisation différée – Centre-ville (TC-H) à zone commerciale du centre-ville d’exception X (CBD-X) le zonage d’un îlot d’une superficie de 0,91 hectare situé à l'extrémité ouest du bien-fonds, 2) faire passer de zone d’utilisation différée – Centre-ville (TC-H) à zone résidentielle de type 5A (R5A) le zonage d’un îlot d’une superficie de 1,01 hectare situé à l’angle sud-ouest des promenades Campeau et Knudson.

Les terrains visés sont désignés « noyaux d’utilisations mixtes » (centres polyvalents) dans le Plan officiel. Les politiques qui régissent les terrains en question désignent cette parcel de terrain « quartier des affaires central » et « secteur résidentiel du centre-ville ». La modification proposée au Règlement de zonage est conforme aux désignations et aux politiques connexes énoncées dans le Plan officiel et répond à un certain nombre d’objectifs et de politiques du Plan officiel, notamment les suivants : favoriser un milieu compact, polyvalent, orienté vers le transport en commun et convivial pour les piétons dans les noyaux d’utilisations mixtes; promouvoir une utilisation accrue du transport en commun dans les lotissements situés dans un rayon de 600 mètres d'une station de transport en commun rapide; et permettre divers types de logements dans le secteur résidentiel du centre-ville.

Répercussions financières

S.O.

Consultation publique/commentaires

Une séance de consultation publique a eu lieu le 14 juin 2006 afin de discuter de la demande de modification de zonage et de la demande de lotissement connexe. Cette séance a été organisée conjointement avec la deuxième réunion publique sur l’évaluation environnementale des terrains de la promenade Campeau. Les préoccupations soulevées par les membres du public portaient notamment sur les sujets suivants : hauteur des bâtiments et densité dans le lotissement proposé, répercussions du projet sur la circulation, perte d’habitat faunique et d’espaces libres, manque de soutien du marché pour l’aménagement d’espaces commerciaux, construction possible d’immeubles à appartements locatifs, incidence sur la valeur des propriétés, stationnement, marges de recul des bâtiments et création d’un caractère distinct au cœur du Centre-ville de Kanata. Une pétition signée par 222 opposants à la demande a été présentée.

BACKGROUND

Site Location

The property is currently undeveloped. The northern section of the site includes an east-west granite ridge and hardwood tree stands. A hydro easement is located along the eastern edge of the site.

To the north of the property are single-detached dwellings and townhouses on the north side of Campeau Drive. Immediately to the east is the Village Green subdivision, which includes a mix of single-detached dwellings, townhouses and stacked townhouses, and parkland. The portion of the Village Green subdivision that abuts the subject lands is occupied by townhouses and parkland. To the south is a stormwater management pond, an undeveloped rapid transit corridor and Highway 417. In 2004, a new pedestrian overpass was constructed over Highway 417 adjacent to the stormwater management pond near the southeast corner of the subject lands. At the same time, an overpass for Castlefrank Road and Kanata Avenue was constructed over Highway 417 with a partial interchange. To the west of the site is vacant land designated for Central Business District and Main Street uses. On the west side of Kanata Avenue is a hotel, vacant land and the Kanata Centrum regional shopping centre.

Concurrent Plan of Subdivision Application

A subdivision application is being processed concurrently with the subject Zoning By-law amendment application. The purpose of the subdivision application is to create five blocks for Central Business District uses, four blocks for Town Centre Residential uses, two blocks for Park and Open Space uses, and three public streets. The application received draft plan approval on November 8, 2006. The draft plan of subdivision is included in Document 2.

Development Proposal

The applicant is considering the development of a hotel within a 0.91 hectare block located at the western edge of the subdivision. This site is identified as Area “A” in Document 1 and corresponds with Block 2 on the draft plan of subdivision (in Document 2).

A 183-unit retirement residence is being proposed on a 1.01-hectare block located at the southwest corner of the Campeau Drive and Knudson Drive intersection. The retirement residence block is identified as Area “B” in Document 1 and corresponds with Block 7 on the draft plan of subdivision in Document 2. The project is to be developed in two phases with 135 units proposed in the first phase and 48 units proposed in the second phase. The applicant is proposing a four-to-five-storey building form, with the four-storey portion of the building oriented towards Campeau Drive and the five-storey portion located further to the south. Document 4 includes a conceptual site plan for the retirement residence block. A formal site plan application has not been submitted.

Existing Zoning

The site is predominantly zoned “TC-H” (Town Centre – Holding) in the former City of Kanata Town Centre Holding By-law, which limits the permitted uses to existing uses, agriculture, gardening and forestation. Areas “A” and “B” are located within the “TC-H” zone.

The southwest corner of the site adjacent to Kanata Avenue is zoned “CBD” (Central Business District) in the former City of Kanata Central Business District and Main Street Zoning By-law. The “CBD” zone permits a broad range of non-residential uses including offices, restaurants, hotels, and retail stores (up to a maximum gross leasable floor area of 500 square metres). Residential uses including apartment dwellings, multiple attached dwellings and nursing residences are permitted subject to certain conditions.

Proposed Zoning

The subject Zoning By-law amendment application was initially submitted in 2000. The purpose of the original application was to rezone all of the property at 5625 Campeau Drive to “CBD” (Central Business District), “R5C” (Residential Type 5C), and “OS1” (Open Space Type 1) zones to permit the following: a broad range of non-residential uses, including but not limited to, hotels, offices, restaurants, and retail stores (up to a maximum gross floor area of 500 square metres), residential uses, including but not limited to, apartment dwellings, multiple attached dwellings, and special needs housing; and park and open space uses.

In October 2006, the applicant requested that the Zoning By-law amendment application be amended to rezone only the hotel and retirement residence blocks. The applicant proposes to address the zoning of the remaining lands later either through one or more separate Zoning By-law amendment applications, or through the City’s Comprehensive Zoning By-law Project.

The purpose of the amended application is as follows:

1) To rezone Area “A” as shown on Document 1 from “TC-H” (Town Centre – Holding) to a new, site-specific “CBD-X” (Central Business District, Exception X) Zone; and

2) To rezone Area “B” as shown on Document 1 from “TC-H” (Town Centre – Holding) to a new “R5A” (Residential Type 5A) zone to permit a retirement residence, an apartment dwelling and ground floor commercial uses.

The details for the proposed zones are described later in this report.

DISCUSSION

Official Plan

The subject lands are located within the Kanata Town Centre, which is designated as a “Mixed-Use Centre” in the Official Plan. The Kanata Town Centre comprises approximately 230 hectares of land and is located on both sides of Highway 417. It is generally bounded by Campeau Drive to the north; March Road and Eagleson Road to the east; Katimavik Road to the south; and Terry Fox Drive, south of Highway 417, and Didsbury Road, north of Highway 417, to the west.

The Mixed-Use Centre designation applies to areas that have been identified as strategic locations on the rapid transit network and lie adjacent to major roads. The rapid transit network in the vicinity of the site includes a “Future Rapid Transit Corridor (Alignment Defined)” along the north side of Highway 417, immediately to the south of the subject property. The Transportation Master Plan identifies a “Transit Station Future Defined” on the north side of Highway 417 adjacent to the pedestrian overpass, and within 100 metres of the subject lands. The existing Terry Fox Transitway Station at Kanata Centrum is also located within 350 metres of the site.

Major roads that are located immediately adjacent to the site include Campeau Drive and Kanata Avenue, which are designated as “Arterials”, and Highway 417. An Environmental Assessment is currently being conducted for a proposed widening of Campeau Drive from Didsbury Road to March Road. The Transportation Master Plan has identified the widening of Campeau Drive from two to four lanes from Terry Fox Drive to March Road as needed to address additional travel demands from new development areas. The projected timing of the Campeau Drive project was identified as Phase 2 (by about 2013) in the Transportation Master Plan, in accordance with growth estimates. The Environmental Assessment is also considering a proposed widening of Kanata Avenue between Highway 417 and Campeau Drive.

Mixed-Use Centres are intended to act as focal points of activity, both within their respective communities and within the larger municipal structure. They constitute a critical element in the City’s growth management strategy, with high potential to achieve compact and mixed-use development. The policies encourage transit-supportive land uses within Mixed-Use Centres, such as offices, secondary and post-secondary schools, hotels, hospitals, large institutional buildings, community recreation and leisure centres, daycare centres, retail uses, entertainment uses, services (such as restaurants), high- and medium-density residential uses and mixed-use development containing combinations of the foregoing. The proposed hotel and retirement residence uses are transit-supportive land uses and are permitted within the Mixed-Use Centre designation.

The Official Plan also designates the Kanata Town Centre with a “TC” (Town Centre) symbol. This symbol recognizes Mixed-Use Centres that have an employment target of at least 10000 jobs.

All development applications within Mixed-Use Centres are to be evaluated in the context of the Design Objectives and Principles in Section 2.5.1 and the Compatibility criteria in Section 4.11, particularly with regard to achieving a compact, mixed-use, transit-oriented, pedestrian-friendly environment and creating a place with visual interest. In the 1990s, the former City of Kanata developed a detailed policy and design framework for the Downtown Area of the Kanata Town Centre, where the subject lands are located. The framework includes site-specific Official Plan policies, a Parks and Open Space Master Plan, a Downtown Master Plan and Implementation Strategy, Site Design and Architectural Guidelines, and Street Guidelines and Standards. These policies and guidelines are consistent with the Design Objectives and Principles and the Compatibility policies. The proposed Zoning By-law amendment is in keeping with the planning and design framework for the Downtown Area, and the Design Objectives and Principles and the Compatibility policies in the Official Plan.

Under the Official Plan policies, Mixed-Use Centres are required to optimize the use of land through provisions for compact mixed-use development. Zoning By-law amendments are required to allow for a mix of uses within a building or in adjacent buildings; enable the employment targets of the Plan to be achieved; provide for the highest density development to occur within 400 metres of rapid-transit stations; require residential uses in the form of apartments and other multiples at a medium and/or high density; and ensure that an appropriate transition between the Mixed-Use Centre and any surrounding General Urban Area occurs within the Mixed-Use Centre.

The transportation policies in the Plan promote increased transit usage for any development within 600 metres of a transit station, and encourage high-density employment and residential development close to transit stations. The retirement residence is located within 300 metres of the future transit station at the pedestrian overpass. The hotel block is located within 500 metres of the future pedestrian overpass station and the Terry Fox Transitway Station. Both developments will support increased transit usage.

Kanata Town Centre Site-Specific Policies

Volume 2-B of the Official Plan contains site-specific policies for the Kanata Town Centre that apply to the subject lands. The policies are based on the following Vision Statement for the Kanata Town Centre:

“The Kanata Town Centre will be an active, vibrant core area containing a diverse mix of urban uses arranged in a form and a scale, which is both human and appropriate to its function. It will be a uniquely identifiable place that caters to residents and attracts visitors and will be a constant source of pride for future generations.”

The Kanata Town Centre policies include goals, objectives and design principles to implement the Vision Statement, and set a residential target of 2600 to 3650 dwelling units and an employment target of at least 12500 jobs for the Town Centre.

The site-specific policies designate the western portion of the subdivision as “Central Business District” and the eastern portion as “Town Centre Residential”. Two smaller areas within the subdivision are also designated as “Park and Open Space”.

The site forms the eastern part of the Downtown Area for the Kanata Town Centre, which is generally bounded by Campeau Drive to the north, Gray Crescent to the east, Highway 417 to the south and Kanata Avenue to the west (including lands along the western edge of Kanata Avenue). The Downtown Area includes the following uses:

1) Vacant lands immediately to the west owned by the City that are designated “Central Business District”;

2) Further to the west, lands owned by the City that form part of a “Main Street” designation extending from Kanata Avenue to Campeau Drive;

3) A Town Centre Core Park with an area of 8 hectares, including a natural pond, located west of the Main Street designation;

4) Three high-rise apartment buildings at the southeast corner of Campeau Drive and Kanata Avenue, and a retirement residence located further to the east;

5) A hotel on the west side of Kanata Avenue near Highway 417;

6) Vacant lands on the west side of Kanata Avenue extending from Lord Byng Way to Earl Grey Drive, which are designated as “Regional Shopping Centre – 3”; and

7) Townhouses and a park on the west side of Gray Crescent.

In 1998, a Downtown Master Plan was prepared to provide a design and development strategy for the Downtown Area. A Development Capacity Analysis was included in the Downtown Master Plan indicating that the entire Downtown Area has the capacity to provide approximately 1863 dwelling units and 233000 square metres of office space, which could accommodate about 10000 jobs. The Development Capacity Analysis demonstrates that the subject lands at 5625 Campeau Drive could accommodate about 1024 dwelling units and 111000 square metres of office space.

Central Business District Designation

The intent of the Central Business District designation is to create an urban place that provides the primary employment, civic and cultural focus for Kanata, complemented by higher density residential uses. This designation permits office uses, light manufacturing such as high tech businesses which operate in office type buildings, other employment uses typical of Central Business Districts, hotels and commercial uses which serve the business community. Higher density residential development or medium density, if included in a mixed-use development, is required in order to enhance the vitality of this designation.

The site being considered for a hotel use is permitted within the Central Business District designation. Achieving an overall mix of office, commercial and residential uses within the other Central Business District blocks in the subdivision will be addressed later through one or more subsequent Zoning By-law amendment applications, or through the City’s Comprehensive Zoning By-law Project.

The building height policies in the Plan indicate that heights should generally be limited to ten storeys for residential use and eight storeys for non-residential use. Should the hotel proposal proceed, a site plan control application and Kanata Town Centre Design approval will be required, as which time, site development details will be reviewed.

The Central Business District policies support buildings oriented to the street with small but variable setbacks in order to create visual interest along the street. To implement the Central Business District policies, the Department recommends a maximum front yard depth of six metres. This provision will create a more pedestrian-oriented streetscape and urban character for the Central Business District. It is noted that the Kanata Town Centre Site Design and Architectural Guidelines also recommend enclosing the street by building on or close to the property line.

Town Centre Residential Designation

The Town Centre Residential designation that applies to the retirement residence site permits medium density housing and limited high-rise apartment development in the eight-to-ten-storey range. The proposed retirement residence will have a height of four-to-five storeys, which is less than the height range contemplated for high-rise apartment development. The intermixing of building types and densities is required throughout the designation.

The site location is appropriate for a four-to-five-storey retirement residence use. It is located adjacent to an arterial road, Campeau Drive, with transit service. It will also be situated within 300 metres of the rapid transit station planned at the pedestrian overpass. Further, the site is located at the eastern edge of the Central Business District designation, which permits higher density residential development. The retirement residence will be conveniently located in proximity to existing and future services and recreational uses within the Kanata Town Centre including the adjacent Central Business District, the future Main Street area, the Kanata Town Centre park and open space system, and the Regional Shopping Centre. Other nearby municipal facilities include the Beaverbrook library branch and John Mlacak Centre at 2500 Campeau Drive and the Kanata Leisure Centre and Wave Pool at 70 Aird Place. Convenient pedestrian access to a variety of services will be especially important for seniors living at the retirement residence that are unable to drive. The retirement residence will also be supported by a variety of on-site services and amenities.

Currently, there are no retirement residences or apartment buildings within the Town Centre Residential designation north of Highway 417, which also applies to the Village Green subdivision to the east. The proposed retirement residence will add to the variety and choice of housing types within the designation.

The Official Plan sets a residential target of 800 to 1100 dwelling units for the Town Centre Residential designation north of Highway 417. The Village Green subdivision contains 658 dwelling units. The proposed retirement residence will add 183 dwelling units, for a total of 841 dwelling units. The subject subdivision also contains three other blocks designated for Town Centre Residential uses with a total area of approximately 4.0 ha. Based on the maximum residential target of 1100 dwelling units for the designation, these blocks can accommodate up to 259 additional dwelling units.

Details of Proposed Zoning

The proposed amendment will rezone the western block from a “TC-H” (Town Centre – Holding) zone to a new site-specific “CBD-X” (Central Business District, Exception X) zone (Area A, Document 1). The eastern block will be rezoned from a “TC-H” (Town Centre – Holding) zone to a new “R5A” (Residential Type 5A) zone (Area B, Document 1). The details of the new zones are contained in Document 3 and summarized below.

The subject lands are currently zoned “TC-H” in the Kanata Town Centre Holding By-law. This by-law was intended to function as a holding by-law only and does not contain the full range of zoning provisions necessary to regulate the proposed uses. As such, it is proposed that the Kanata Town Centre Holding By-law be repealed as it relates to the subject blocks, and that these lands be added to the Central Business District and Main Street Zoning By-law 78-96. The latter Zoning By-law applies to the portion of the subject property adjacent to Kanata Avenue that is currently zoned “CBD”, and to the Central Business District, Main Street, Open Space, and Regional Shopping Centre designations to the west. This By-law is suitable to address the zoning matters for the subject lands.

CBD-X (Central Business District, Exception X) Zone

The Department is recommending that the western block be rezoned from “TC-H” to a new, site-specific “CBD-X” zone. The standard “CBD” zone permits a broad range of non-residential uses including offices, restaurants, hotels, and retail stores (up to a maximum gross leasable floor area of 500 square metres). Residential uses including apartment dwellings, multiple attached dwellings and nursing residences are permitted subject to certain conditions. The standard “CBD” zone provisions require a minimum density of 0.75 FSI (Floor Space Index) and a maximum density of 1.5 FSI. The maximum building height is 35 m. The “CBD” zone is suitable to permit the proposed hotel use.

One site-specific exception is recommended to the standard “CBD” zone provisions. The “CBD” zone requires a maximum 3.5-metre front yard depth. The applicant has generally requested that the maximum front yard depths for the subdivision be increased to 6.0 metres to provide for greater development flexibility and to account for the topographical and engineering constraints for the subdivision. The Department does not have any objections to this request as it will still maintain a pedestrian-friendly and street-oriented development form with parking located in the rear and side yards.

R5A (Residential Type 5A) Zone

The Department is recommending that the retirement residence block be rezoned from “TC-H” to a new “R5A” Zone. Currently, there are no residential zoning categories in the Central Business District and Main Street Zoning By-law, and it is necessary to create a new “R5A” zone to accommodate the proposed retirement residence. The provisions for the new zone have been adapted from the apartment dwelling provisions for the “R5C” zone in the Kanata Town Centre (Village Green) Zoning By-law 55-96.

The proposed “R5A” zone will permit apartment dwellings and special needs housing. Special needs housing is defined as housing for individuals or groups of individuals where supportive services are provided and where operation of the housing and provision of related services is specifically governed by legislation. Forms of special needs housing include, but are not limited to rooming, boarding and lodging houses, retirement homes, transitional housing (hostels), emergency shelters, group homes, homes for the aged, nursing residences and other residential care facilities. The proposed retirement residence use would be permitted under the special needs housing definition. The proposed zoning will also permit non-residential uses on the ground floor including, but not limited to a business office, a fitness studio, a retail store and a restaurant.

The proposed “R5A” zone will permit a building with a maximum height of 23 metres and a density of 100 to 200 dwelling units per hectare, which are the same provisions as the apartment dwelling provisions for the “R5C” zone in the Kanata Town Centre (Village Green) Zoning By‑law. The proposed zoning requires a minimum front yard depth of three metres adjacent to Campeau Drive. A maximum front yard depth and exterior side yard width of six metres is proposed from all streets to encourage a street-oriented building form.

Conclusions

The subject lands are designated as Mixed-Use Centre in the Official Plan. The Kanata Town Centre site-specific policies designate the hotel block as Central Business District and the retirement residence block as Town Centre Residential. The proposed Zoning By-law amendment complies with the Official Plan designations and the associated policies. In particular, the proposed zoning supports the Official Plan policies that encourage a compact, mixed-use, transit-oriented and pedestrian-friendly environment within Mixed-Use Centres, and the Department recommends that the application be approved.

ENVIRONMENTAL IMPLICATIONS

The northern portion of the subject property is identified as part of Site #14 (Kanata Town Centre Core Park) in the Urban Natural Areas Environmental Evaluation Study. Site #14 has an area of 24.4 hectares and is generally bounded by Campeau Avenue to the north, the Ottawa Hydro corridor to the east and Kanata Avenue to the south. Site #14 excludes the southern portion of the subject property and the existing apartment buildings and retirement residence on the south side of Campeau Drive.

According to the Study, Site #14 has a high environmental rating and is described as follows:

“rugged upland woodland, meadow and granitic bedrock outcrop complex with small, ephemeral (beaver pond) wetlands; young to submature, dry Ironwood, Sugar Maple, White Elm forest with concentrations of White Pine, Red Maple and White Spruce in drier sites; clearings include artificially created meadows (former agricultural activity) and natural bedrock outcrop; small cat-tail marsh at west end artificially maintained by earthen weir (former beaver pond?).”

The Urban Natural Features Strategy will not recommend protection on private lands for areas identified as having development or planning approval that precludes full protection of the natural feature. The western eight hectares of Site #14, which includes an existing pond, are owned by the City and will be retained as open space within the Kanata Town Centre Core Park.

CONSULTATION

Notice of this application was carried out in accordance with the City's Public Notification and Consultation Policy. A public open house was held for the subject application and the concurrent subdivision application on June 14, 2006. The public open house was held in conjunction with Open House No. 2 for the Campeau Drive Environmental Assessment. The Ward Councillor is aware of this application and the staff recommendation.

Detailed responses to the notification/circulation are provided in Document 4

FINANCIAL IMPLICATIONS

N/A

APPLICATION PROCESS TIMELINE STATUS

This application was submitted in December 2000, and was not subject to the "On Time Review" procedures. The application was on hold for an extended period while the concurrent subdivision application issues and zoning details were being resolved. In addition, the application was dormant from January 2002 to February 2006 while the applicant was focusing on other development projects.

SUPPORTING DOCUMENTATION

Document 1 Location Map

Document 2 Draft Plan of Subdivision

Document 3 Details of Recommended Zoning

Document 4 Consultation Details

DISPOSITION

Corporate Services Department, City Clerk’s Branch, Secretariat Services to notify the owner, Mary Jarvis, Urbandale Development Corporation, 2193 Arch Street, Ottawa, Ontario, K1G 2H5, Signs.ca, 866 Campbell Avenue, Ottawa, ON, K2A 2C5, Ghislain Lamarche, Program Manager, Assessment, Financial Services Branch (Mail Code: 26-76) of City Council’s decision.

Planning and Growth Management Department to prepare the implementing by-law, forward to Legal Services Branch and undertake the statutory notification.

Corporate Services Department, Legal Services Branch to forward the implementing by-law to City Council

LOCATION MAP DOCUMENT 1

DRAFT PLAN OF SUBDIVISION DOCUMENT 2

DETAILS OF RECOMMENDED ZONING DOCUMENT 3

1. The Kanata Town Centre Holding By-law No. 147-93 shall be repealed as it relates to part of the lands municipally known as 5625 Campeau Drive as shown as Areas “A” and “B” in Document 1.

2. For the lands municipally known as 5625 Campeau Drive shown as Areas “A” and “B” in Document 1, the Central Business District and Main Street Zoning By-law No. 78-96 shall be amended to add these lands and to zone them as follows: Area “A” as “CBD-X” and Area B as “R5A”.

3. Subsection 3.20 a), Parking Area Regulations, of the Central Business District and Main Street Zoning By-law No. 78-96 shall be amended to apply to the “CBD”, “MS”, “R5A”, and “I” zones. This subsection shall be further amended to require a minimum of 0.5 parking spaces per dwelling unit for Special Needs Housing.

4. The text of the Central Business District and Main Street Zoning By-law No. 78-96 shall be amended to add a “CBD-X” zone with the following provisions:

(a) All of the provisions of the “CBD” Zone shall apply except for the following:

-Front yard depth (maximum):

-main building: 6.0 m

5. The text of the Central Business District and Main Street Zoning By-law No. 78-96 shall be amended to add an “R5A” Zone with the following provisions:

PERMITTED USES

(a) Within the R5A zone no person shall use any lot or erect, alter or use any building or structure for any purpose except one or more of the following uses, namely:

Apartment dwelling

Special needs housing

Any of the following non-residential uses are permitted provided they are located on the ground floor of an apartment dwelling:

Bakery

Business Office

Butcher Shop

Convenience Store

Day Nursery

Delicatessen

Dry Cleaning Outlet

Financial Office

Fitness Studio

Laundromat

Personal Service Business

Photographer’s Shop

Print Shop

Professional Office

Restaurant, Full-Service

Retail Store.

(b) Permitted uses shall be conducted and contained wholly within an enclosed building or buildings. All permitted uses in the R5A zone shall employ enclosed storage only, unless otherwise permitted in this By-law.

ZONE PROVISIONS

Within the R5A zone no person shall use any lot or erect, alter or use any building or structure except in accordance with the General Provisions of Section 3 herein and the following Zone Provisions:

(a) Lot area (minimum): 1000 m²

(b) Lot frontage (minimum): 25.0 m

(d) Front yard depth (maximum): 6.0 m

(e) Exterior side yard width (minimum): nil

(f) Exterior side yard width (maximum): 6.0 m

(g) Interior side yard width (minimum): 6.0 m

(h) Coverage (maximum):

(i) Main building: 60%

(ii) Accessory building: 20%

(i) Building height (maximum):

(i) Main building: 23.0 m

(ii) Accessory building: 4.0 m

(j) Density (dwelling units per hectare)

(i) minimum 100

(ii) maximum 200

(k) Other provisions

(i) The lot line adjacent to Campeau Drive shall be deemed to be the front lot line.

(ii) A landscape buffer with a minimum width of 3.0 metres shall be provided between any parking spaces or paved area and any lot line. Notwithstanding the aforementioned, drive aisles, fire lanes and walkways may be permitted to cross said minimum landscape buffer, but shall not be permitted to run along the length of the minimum landscape buffer.

CONSULTATION DETAILS DOCUMENT 4

NOTIFICATION AND CONSULTATION PROCESS

Notification and public consultation was undertaken in accordance with the Public Notification and Public Consultation Policy approved by City Council for Zoning By-law amendments. One public open house was also held in the community on June 14, 2006.

SUMMARY OF PUBLIC INPUT

1) Comment - Petition: The following petition was submitted with approximately 220 signatures in opposition to the application:

Petition summary and background

Urbandale Development has proposed a zoning change to the land that is designated as 5625 Campeau Drive. The developer would like to change the zoning to allow for high-density development from its current low density. The developer would like to allow for apartment building where there is currently single family residences and townhouses. The community had been told by the developer’s agents that this land would be developed as a mix of low density single residences, townhouses, and commercial space.

Action petitioned

We, the undersigned, are concerned citizens who urge Ottawa city council not to approve the rezoning request by Urbandale Development to the land that is designated as 5625 Campeau Drive. We feel that the plan by Urbandale does not match the current development of our community and will have a negative impact on us. The community would like to see this land developed as it was presented to us, as a mix of low density single family residence, townhouses, and commercial space. Furthermore we are asking for an immediate halt to work being done on this land until there has been appropriate consultation with all interested parties.

Response: Under the Planning Act, the subject Zoning By-law amendment is required to conform with the site-specific policies for the Kanata Town Centre, which have been in force since 1994, and the City Council Approved Official Plan. The site-specific policies are also supported by a Downtown Master Plan prepared in 1998. The policy framework for the subject lands supports medium- and high-density development, as set out in the Discussion section of the report. Low-density development would not comply with the Official Plan policy framework for the Downtown Area. For example, the Mixed-Use Centre designation in the City Council Approved Official Plan permits transit-supportive land uses such as medium- and high-density residential uses. Low-density residential development is not permitted in the Mixed-Use Centre designation. The transit policies in the Official Plan encourage high-density employment and residential development close to rapid transit stations, and the subject lands are in proximity to one existing station and one proposed station. Medium- and high-density commercial and residential development is also required to meet the employment and residential targets for the Downtown Area. The proposed zoning for the hotel and retirement residence complies with the Official Plan policies that apply to the site.

The owner has advised that the work on the property was to locate an existing watermain in relation to an easement on the subject property. The work was performed in order to prepare the servicing design for the subdivision. The construction of the proposed roads and associated infrastructure is addressed through the concurrent subdivision approval application. The subdivision process does not require any further public consultation prior to the construction of the roads and site grading. Site plan approval will be required prior to the development of any buildings on the property. As part of this process, public consultation would be required in accordance with the City’s Public Notification and Consultation procedures. If there are public concerns regarding the construction phasing and scheduling for the development, staff suggest that the local community associations communicate directly with the developer.

2) Comment – Distinctive Character: Kanata needs this area to be “iconic” in order to bring in established businesses and residents. By doing so, Kanata will remain distinctive and vastly different than other suburban communities such as Barrhaven and Orleans.

Response: The Vision Statement for the Kanata Town Centre states that the Town Centre will be a uniquely identifiable place that caters to residents and attracts visitors and will be a constant source of pride for future generations. To implement the Vision, the former City of Kanata developed a unique planning framework for the Downtown Area, which includes site-specific Official Plan policies, a Downtown Master Plan and Implementation Strategy, a Parks and Open Space Master Plan, Site Design and Architectural Standards, and Street Guidelines and Standards. The proposed Zoning By-law amendment and concurrent subdivision application will allow for the development of the lands in accordance with the planning framework. The design details for the buildings proposed within the subdivision will be established later through the site plan control process. It should be noted that the site plan control applications will also be subject to review by the Kanata Town Centre Design Review Committee.

3) Comment – Parking: Encourage limited on-street parking. Ensure "sea-like" parking lots are avoided (unlike Homestead site) along Campeau Drive. Avoid above-ground parking structures and encourage below-grade parking and limited on-street parking.

Response: All of the streets within the subdivision will be designed to have on-street parking in accordance with the Kanata Town Centre Street Guidelines and Standards. The proposed zoning contains maximum front yard depths and exterior side yard widths to locate buildings close to street lines, and to avoid large parking areas between the building and the street. A mix of surface and below-ground parking is being proposed for the retirement residence block. Only surface parking is proposed for the hotel block. The proposed zoning would permit above-ground and below-ground parking. To mitigate the visual impact of above-ground parking structures, the Kanata Town Centre Site Design and Architectural Guidelines include a guideline indicating that parking structures should be designed to the same level of appearance as buildings. The design of any above-ground parking structures would be addressed through the site plan approval process.

4) Comment – Building Heights: Comments were received suggesting that if high-rise buildings are to proceed, it would be better to locate them closer to Highway 417, and that there should be a lower level buffer area along Campeau Drive and adjacent to the Village Green subdivision. Comments were also provided indicating that there should be a progression in building heights from east to west towards the 15-storey apartment buildings at Campeau Drive and Kanata Avenue.

Response: The proposed zoning will permit a maximum height of 35 m for the hotel block, which is the maximum height established in the standard “CBD” zone provisions. The Department is recommending a maximum building height of 23 m for the retirement residence block, to provide for a lower maximum building height adjacent to Campeau and opposite the existing residential neighbourhood on the north side of Campeau Drive. The developer for the retirement residence is proposing a four-storey building form adjacent to Campeau Drive and a five-storey form further to the south. The building heights for the remaining lands in the subdivision will be addressed later through future Zoning By-law amendment applications, or through the Comprehensive Zoning By-law Project.

5) Comment – Commercial Space: We feel there is no valid reason for so much commercial in this area where there is already available land around current Kanata Centrum and March Road areas.

Response: The Official Plan policies set an employment target of at least 12500 jobs in the Kanata Town Centre, and indicate that the Central Business District designation is intended to become the primary employment, civic and cultural focus for Kanata. The Central Business District policies also state that a floor space index of at least 1.5 is to be achieved. The policies recognize that these targets may be phased over a 20-to-40-year time frame, as determined by market conditions. The availability of vacant commercial land or buildings in other areas of Kanata does not alter the employment targets or policies for the Central Business District. The proposed zoning only addresses the hotel and retirement residence blocks. The zoning for the remainder of the Central Business District blocks will be addressed through separate applications or through the Comprehensive Zoning By-law Project.

6) Comment – Loss of Open Space and Wildlife Habitat: Concern was expressed that the community should not be loosing more of its existing open spaces and wildlife habitat for development.

Response: The subject lands represent the eastern portion of Site #14 (Kanata Town Centre Core Park) in the Urban Natural Areas Environmental Evaluation Study, which was completed in 2005. Site #14 has an area of 24.4 hectares and is generally bounded by Campeau Drive to the north, the Ottawa Hydro corridor to the east and Kanata Avenue to the south. Site #14 excludes the southern portion of the subject property and the existing apartment buildings and retirement residence on the south side of Campeau Drive.

The Study assigned an overall high rating to Site #14 as a whole. The overall rating is based on ratings assigned to nine criteria including wildlife habitat, which received a rating of 4 (good). The Study notes that there is a small area of interior habitat present, which is located in a 1.5-hectare area by the pond in the western portion of Site #14, and in the east central portion of Site #14. There has been a severe impact from former forest cutting evident in the western and eastern portions of the Site #14, especially in the eastern portion where the subject land is located.

The Urban Natural Features Strategy will not be recommending protection on private lands for areas identified as having development approval, which includes the subject lands. The western 8 hectares of Site #14, which includes an existing pond, are owned by the City and will be retained as open space within the Kanata Town Centre Core Park.

One of the conditions of draft plan approval for the concurrent subdivision application requires the Owner to prepare a Wildlife Protocol for the site, specifically addressing the deer population inhabiting the subdivision lands. The Protocol is required to be consistent with the City’s Wildlife Protocol, which would include a count of the actual deer population and proposed construction mitigation measures to minimize, as much as possible, the disruption and displacement of the deer population.

7) Comment – Location of Parkland and Low Density Residential Homes: The north side of Street “B” is more suited for parkland and low-density residential homes.

Response: As discussed earlier, the policies that apply to the site do not support low-density residential development on the subject lands. The Kanata Town Centre Park and Open Space Master Plan developed a comprehensive system of parks for the portion of the Kanata Town Centre located north of Highway 417. The park system was later updated as part of the Downtown Master Plan. The locations for the two park blocks proposed within the subdivision are consistent with the Downtown Master Plan. One park will be a linkage park between the subdivision and the Village Green development to the east. The second park will be centrally located within the subdivision at the interface of the Town Centre Residential and Central Business District designations. The program for this park has yet to be determined, but it may include a children’s playground area to serve the residents of the subdivision. The suggestion to locate the park along the north side of Street “B” is not consistent with the Downtown Master Plan, and could be potentially dangerous for children given the proximity to Campeau Drive, an arterial road. The zoning for the park blocks will be addressed later through a separate Zoning By-law amendment application or through the Comprehensive Zoning By-law Project.

8) Comment - Details of Proposed Development: Concern was raised that it was unclear about the exact details of what is proposed in certain blocks in the subdivision.

Response: Site plan approval will be required for these developments. The site plan approval process requires the submission of a site plan, landscape plan, building elevations, and servicing and grading drawings that will provide details of each development. The site plan approval process for these developments will be subject to public consultation, and will allow the public an opportunity to provide comments on the individual site plan applications. It is noted that the City has not received site plan approval applications for these projects to date. The applicant has not submitted specific development proposals for the remaining blocks within the subdivision.

9) Comment - Population Density: I’m concerned about the overall population density that this project would potentially and significantly produce in a relatively small piece of land in the larger Kanata Area (potentially 10,000-15,000 people living and/or working). This will likely contribute negatively to the rather quiet nature of the neighbourhood that I’m currently living in.

Response: Based on the Development Capacity Analysis in the Downtown Master Plan, the subject lands can accommodate approximately 5,000 jobs and 1,024 dwelling units. The proposed uses, densities and building heights that will be permitted by the proposed “CBD-X” and “R5A” zones are consistent with the vision for the Kanata Town Centre to create an active, vibrant core area, and comply with the applicable Mixed-Use Centre, Central Business District and Town Centre Residential policies.

10) Comment - Setbacks: Concern was expressed regarding the setback from the existing residences on the west side of Gray Crescent and the proposed development.

Response: The existing residences on the west side of Gray Crescent will be separated from future buildings within Block 10 by an existing hydro easement, which has a width of 24 metres. The easement does not allow the owner to construct any buildings within these lands. Therefore, any buildings that would be located within Block 10 would be located a minimum of 24 metres from the existing residential lots on the west side of Gray Crescent. It is noted that the applicant has withdrawn this block from the subject Zoning By-law amendment application.

11) Comment - Rental Units: The Department received comments suggesting that there may be rental apartments, and this would lower property values.

Response: The affordable housing policies in the City Council Approved Official Plan promote the development of a diverse housing supply including the provision of ownership and rental housing, housing affordable to low- and moderate-income groups, and housing appropriate to households with special needs. As such, rental apartments and special needs housing, which includes retirement homes, are permitted by the Official Plan policies. It is also noted that Zoning By-laws do not regulate the type of tenure for an apartment building. If a Zoning By-law permits an apartment building on a lot it would allow either rental or condominium apartments. The proposed zoning for the hotel and retirement residence sites permits apartment buildings.

12) Comment - Traffic: Comments were provided stating that the transportation network cannot accommodate the proposed development.

Response: The former City of Kanata commissioned a Kanata Town Centre Transportation Study, which was completed in 1994 and supported the land use designations for the Downtown Area with the adjacent rapid transit corridor and stations as key transportation features. Transportation studies are currently being prepared as part of the Campeau Drive Environmental Assessment, which takes into account the designated land uses for the subject lands. Preliminary findings from the Environmental Assessment process indicate that there will be available capacity on Campeau Drive in 2020, the horizon year for the studies, to accommodate the development of the Downtown Area as well as other developments in the study area based on the proposed widening of Campeau Drive to a four-lane cross-section. One of the conditions of draft plan approval for the concurrent subdivision application requires the owner to prepare a Transportation Impact Study to identify the necessary road modifications to accommodate the proposed development. This study has been submitted to the City and is currently being reviewed by transportation staff. The draft plan conditions also require the owner to construct the necessary road modifications to the satisfaction of the City. The timing for the implementation of the road modifications will be determined based on the phasing of development within the subdivision.

ADVISORY COMMITTEE COMMENTS

1) Comment – Environmental Advisory Committee (EAC): At it's 11 May meeting, the EAC approved the following comments:

That EAC express to Council:

a) It's serious concern about the loss of this valuable natural area

b) The need to endorse the mitigative measures recommended by OFGAC

c) The real need for Council to take action not later than 2007 to offset the loss of this significant natural area by applying its Acquisition Policy to buy and preserve in perpetuity a comparable natural area, preferably in the Kanata sub-area of urban Ottawa.

Response: As discussed in the Environmental Implications section of the report, the site forms part of Site #14 in the Urban Natural Areas Evaluation Study. The site will not be recommended for protection in the Urban Natural Features Strategy as the lands are in private ownership and development applications have already been submitted. The EAC comments were forwarded to the City’s Environmental Sustainability Division and the Ward Councillor to consider the acquisition of a comparable natural area to offset the loss of the portion of Site #14 that is located on the subject lands. The Urban Natural Features Strategy will be recommending protection of a portion of the Bridlewood Core Area (UNA Site #22) as a priority area for acquisition. Planning status of the lands allows for an opportunity to protect this high rated woodland situated in the Bridlewood community

2) Comment - Ottawa Forests and Greenspace Advisory Committee: The property in question is already highly disturbed. There are mysterious swaths of deforestation tending NW/SE throughout the north half of the site. The south part of the site has been used as a staging area for surrounding development. The remaining vegetation is a combination of lowland and upland hardwood species. Given the highly stressed environment and the high density and commercial development planned, there is not much hope left for these trees. In the Preliminary Tree Planting and Conservation Plan for the proposed Kanata Town Centre Lands (IFS Associates, 2006), five bur oak (50-70 dbh) and one white spruce were identified for preservation - I would like to echo this recommendation. The locations of these trees have been mapped by IFS. These noble trees should be planned around, protected during development, and given the space and permeable surfaces required to grow. The IFS report provides much detail on how to protect the trees in terms of blasting, tree protection barrier, surface treatment, exposed roots, watering, and fertilization - all of these should be conducted, enforced, and monitored. These trees should be treated with respect - they have lived under marginal growing conditions for over 150 years and should not be jeopardized by a development that will likely not last 25.

Response: These trees are located in proximity to the east-west granite ridge that crosses the site. A significant amount of site work is anticipated to grade the site in the vicinity of the trees, and it may be difficult to preserve these trees as recommended by the Committee. The feasibility of retaining the trees will be explored during the preparation of the Final Tree Planting and Conservation Plan and the Grading Plan, which are required through the conditions of draft plan approval for the concurrent subdivision application.