Report to/Rapport au :
Planning and Environment Committee
Comité de l'urbanisme et de
l'environnement
and Council / et au Conseil
19 April 2004/ le 19 avril 2004
Submitted by/Soumis par : Ned Lathrop, General Manager/Directeur général,
Planning and Development/Urbanisme et
Aménagement
Contact Person/Personne ressource : Grant Lindsay,
Manager / Gestionnaire
Development Approvals / Approbation des demandes d'aménagement
(613) 580-2424 x13242, Grant.Lindsay@ottawa.ca
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SUBJECT: |
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OBJET : |
REPORT RECOMMENDATION
That the Planning and Environment Committee recommend Council approve an
amendment to the former City of Kanata Zoning By-Law 169-93 to change the
zoning of 300 Eagleson Road to increase the maximum net floor area, decrease
the minimum number of required parking spaces and alter parking space and aisle
dimensions as detailed in Document 3.
RECOMMANDATION DU RAPPORT
Que le Comité de l'urbanisme et de l'environnement recommande au Conseil
d'approuver une modification au Règlement de zonage 169-93 de l'ancienne Ville
de Kanata afin de changer le zonage du 300, chemin Eagleson en vue d'augmenter
la surface de plancher hors œuvre nette, de réduire le nombre minimal de places
de stationnement requises et de modifier les dimensions des places de
stationnement et des allées, tel qu'il est expliqué dans le Document 3.
BACKGROUND
The Hazeldean Mall is an existing enclosed shopping centre with a floor area of 20811 square metres. The site is located at the southwest intersection of two arterial roads, Hazeldean Road and Eagleson Road, and immediately south of the Frisby Tire site. The site is also bound by Abbeyhill Drive on the south and Carbrooke Street on the west. A Location Map is shown as Document 1.
The mall was recently purchased by the current owner who is undertaking expansions to the floor area, making interior and exterior architectural improvements, and re-configuring the parking area. A Zoning By-law amendment, passed in 2002, permitted an increase in the maximum net floor area from 18500 square metres to 21720 square metres; the amendment allowed for a transit credit equalling 25 parking spaces per designated bus bay, a reduction in rear yard setback to 0.0 metres adjacent to Hazeldean Road and reductions in the interior side yard setbacks adjacent to Petro Canada and the Frisby Tire sites. In 2003, an appproved site plan amendment permitted an expansion to the Zellers store at the north end of the building, adjacent to Hazeldean Road. Landscaping and site works are all that remain to be constructed to complete that expansion project.
The currently proposed Zoning By-law amendment seeks to further increase the minimum net floor area from 21270 square metres to 23801 square metres. The amendment would reduce the minimum number of required parking spaces from 1209 to 1049 (accounting for five bus bay credits) and will alter the parking area dimension by reducing the standard length of a parking space from 6.0 metres to 5.2 metres, but will increase the minimum aisle width from 6.0 metres to 6.7 metres. These amendments will accommodate another future expansion of the mall that is currently only conceptual in status. The conceptual overall site plan is included as Document 4. Any further expansion or reconfiguration of the parking area will be subject to Site Plan Control approval.
DISCUSSION
Official Plan Conformity
The site is designated "General Urban Area" by both the former
Regional Official Plan and the new City of Ottawa Official Plan. The proposed amendment complies with all
relevant policies of both plans.
The site is designated "Community Commercial - Special Policy
Area" (CC-1) by the former Kanata Official Plan. The applicable policy requires that any development of the site be subject to site plan control
approval and site-specific zoning.
Details of Proposed Zoning
The site is zoned "General Commercial - Exception" (CG-1) by
the Zoning By-law for the Glen Cairn Community in Kanata (By-law 169-93). The amendment proposes to increase the net
floor area by 2080 square metres, from 21721 square metres to 23801 square
metres. No further setback reductions
are proposed, therefore, any increase in floor area will be accommodated within
the existing setback provisions.
Assuming adequate parking can be provided, it is appropriate to support
the amendment to increase the maximum permitted net floor area and maintain the
viability of Kanata's only enclosed shopping centre, situated at the eastern
entrance to the community from Bells Corners.
Expansion of the anchor tenants, being Zellers and a grocery store, has
become necessary for these anchor stores to be sustained at this site. The requested increase in floor area will
also accommodate a future free-standing building at the southwest corner of the
site, adjacent to the Eagleson Road right-of-way, a concept which is strongly
supported by the City's design policies.
The proposed amendment reduces the minimum required number of parking
spaces. The current Kanata parking
standard for shopping centres is 5.5 spaces per 100 square metres of net floor
area. In this case, the Hazeldean Mall
proposes to have an ultimate floor area of 23801 square metres, and would
therefore require 1309 parking spaces, using the current parking standard. The amendment proposes to reduce the minimum
required parking by 160 spaces to 1149 spaces.
The parking standard would therefore be reduced from 5.5 spaces per 100
square metres of net floor area to 4.8 spaces per 100 square metres of net
floor area. The standard currently
employed in former City of Ottawa is 5.0 spaces per 100 square metres of Gross
Leasable Area. It is therefore
recommended that the Zoning By-law amendment speak specifically to the minimum
number of parking spaces to be provided in combination with the maximum net
floor area (1149 spaces for 23801 square metres of net floor area).
The existing site-specific zone provisions give parking credits for the
provision of on-site transit service.
There are four bus bays to be provided on-site. The zoning allows a credit of 25 parking spaces
for each bus bay. Therefore, once bus
bay credits are accounted for, the overall parking required on site will be
further reduced by 100 spaces to 1049 spaces for 23801 square metres of net
floor area.
The requested reduction in parking space number and size is
significant. Staff therefore requested
the applicant provide a parking study to support the proposal, and provide
evidence that a reduction in the number of spaces will not cause spillover
parking onto nearby residential streets.
Through on-site monitoring between 11:00 a.m. and 3:00 pm. for a period
of one week, including the weekend, the study concludes that the maximum
percentage of spaces used on any day, at any time was 42.2%. While the study was undertaken during a
low-period in terms of shopping trips, during the third week of January, there
does appear to be a substantial amount of vacant parking area, and staff are
satisfied that the proposed reduction to the parking standard for this site
will not negatively impact the surrounding area.
The amendment further proposes a reduction in the standard length of a
parking stall from 6.0 metres to 5.2 metres, combined with the widening of a
drive aisle from 6.0 metres to 6.7 metres.
This combination allows the developer the opportunity to provide more
on-site parking than do the current standards.
The proposed standards are currently employed by the former City of
Ottawa for retail commercial development sites, and is accepted as a well
functioning, less land-consumptive standard.
Staff therefore support the proposed Zoning By-law amendment. The amendment would permit the expansion of
the mall's necessary anchor tenants, potentially improve the Eagleson Road
streetscape by encouraging the development of a free-standing building next to
the right of way, and facilitate the construction of a more efficient parking
layout.
CONSULTATION
Notice of this application was carried out in accordance with the City's Public Notification and Consultation Policy. Information signs were posted on-site indicating the nature of the application. The Ward Councillor is aware of this application and the staff recommendation. The City did not receive any negative comments or opposition to this application.
FINANCIAL IMPLICATIONS
N/A
APPLICATION PROCESS TIMELINE STATUS
The application was not processed within the timeframe established for
the processing of Zoning By-Law amendments due to the need for the applicant to
undertake and provide a parking study that would supplement their proposal.
SUPPORTING DOCUMENTATION
Document 1 Location Map
Document 2 Explanatory Note
Document 3 Details of Recommended Zoning
Document 4 Conceptual Site Plan
DISPOSITION
Department of Corporate Services, Secretariat Services to notify the owner (Vanreal Properties Limited; 441 Jarvis Street, Toronto, ON M4Y 2G8), applicant (Janet Bradley, Gowling Lafleur Henderson; 2600-160 Elgin Street, 26th floor, Ottawa, ON K1P 1C3), All Signs, 8692 Russell Road, Navan, ON K4B 1J1, and the Program Manager, Assessment, Department of Corporate Services of City Council's decision.
Planning and Development Department to prepare the implementing by-law, forward to Legal Services Branch and undertake the statutory notification.
Department of Corporate Services, Legal Services Branch to forward the implementing by-law to City Council.
LOCATION MAP Document
1
EXPLANATORY NOTE Document
2
By-law Number 2003- amends Zoning By-law 169-93 of the former City of
Kanata. The amendment affects the
property at 300 Eagleson Road, which is located on the southwest corner of
Hazeldean Road and Eagleson Road, as shown on the attached Location Map.
The application is to amend the zoning of the
subject property to increase the maximum net floor area from 21720 square
metres to 23801 square metres. The
amendment also reduces the minimum parking required from 1309 spaces to 1149
spaces and reduces the length of parking spaces on site from 6.0 metres to 5.2
metres in length. The proposed zoning
will allow for the further expansion of the mall and a re-configuration of the
parking area, subject to Site Plan Control approval.
For further information, please contact Lauren
Reeves at 580-2424 ext. 27596.
DETAILS OF RECOMMENDED ZONING Document 3
The "General Commercial - Exception" (CG-1) zone is amended as follows:
1. Maximum net floor area is increased from 21,721 square metres to 23,801 square metres
2. Notwithstanding any provisions to the contrary contained within the "General Provisions" of the zoning by-law, the minimum on-site parking to be provided shall be 1149 parking spaces (not including bus-bay credits).
3. Notwithstanding any provisions to the contrary contained within the "General Provisions" of the zoning by-law, the minimum length of a parking stall may be reduced to 5.2 metres, provided the related driving aisle is increased to a minimum width of 6.7 metres.
