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6.
ZONING - 620 PALLADIUM DRIVE ZONAGE - 620, PROMENADE
PALLADIUM |
Committee recommendation
That Council approve that 620 Palladium Drive be deleted from the former City of Kanata's March Rural Zoning By law No. 74-79 zoning map and the lands will no longer be subject to By-law No. 74-79, and subsequently, the said land be incorporated into the former City of Kanata's Zoning By-law No. 125-90 for the NHL Facility zoning map, zoned "MCF-3A" (Major Community Facility - 3, Exception A), as shown in Document 1 and detailed in Document 3.
Recommandation du Comité
Que le Conseil approuve le fait que le
620, promenade Palladium soit supprimé du plan de zonage du règlement de zonage
rural de March no 74-79 de l'ancienne Ville de Kanata, que le terrain ne relève
plus du Règlement no 74-79 et que, par la suite, ledit terrain soit intégré
dans le règlement de zonage no 125-90 de l'ancienne Ville de Kanata pour ce qui
concerne le plan de zonage de l'installation de la LNH, dont le zonage est «
MCF-3A » (Grande installation communautaire - 3, Exception A), tel qu'illustré
dans le Document 1 et exposé en détail dans le Document 3.
Documentation
1.
Deputy
City Manager's report Planning,
Transit and the Environment dated
1 March 2007 (ACS2007-PTE-APR-0067).
Report to/Rapport au :
Planning and Environment Committee
Comité de l'urbanisme et de l'environnement
and Council / et au Conseil
01 March 2007 / le 01 mars 2007
Submitted by/Soumis
par : Nancy Schepers, Deputy City Manager/
Directrice municipale adjointe
Planning, Transit and the Environment/ Urbanisme,
Transport en commun et Environnement
Contact
Person/Personne Ressource : Grant Lindsay, Manager / Gestionnaire, Development Approvals
/ Approbation des demandes d'aménagement
(613)
580-2424, 13242 Grant.Lindsay@ottawa.ca
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SUBJECT: |
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OBJET : |
REPORT RECOMMENDATION
That the recommend Council approve that 620 Palladium Drive be deleted from the former City of Kanata's March Rural Zoning By‑law No. 74-79 zoning map and the lands will no longer be subject to By-law No. 74-79, and subsequently, the said land be incorporated into the former City of Kanata's Zoning By-law No. 125-90 for the NHL Facility zoning map, zoned "MCF-3A" (Major Community Facility - 3, Exception A), as shown in Document 1 and detailed in Document 3.
RECOMMANDATION DU RAPPORT
Que le Comité de l'urbanisme et de l'environnement
recommande au Conseil d’approuver le fait que le 620, promenade Palladium soit
supprimé du plan de zonage du règlement de zonage rural de March no 74-79 de
l'ancienne Ville de Kanata, que le terrain ne relève plus du Règlement no 74-79
et que, par la suite, ledit terrain soit intégré dans le règlement de zonage no
125-90 de l'ancienne Ville de Kanata pour ce qui concerne le plan de zonage de
l'installation de la LNH, dont le zonage est « MCF-3A » (Grande installation
communautaire - 3, Exception A), tel qu'illustré dans le Document 1 et exposé
en détail dans le Document 3.
BACKGROUND
The subject property is located in Kanata West on the north side of Palladium Drive and west of the Carp River as shown in Document 1. The triangular property has a site area of 0.36 hectares and has 187 metres of frontage along Palladium Drive.
The site is currently vacant. The eastern portion of the property is located within the Carp River flood plain. Surrounding land uses include Scotiabank Place to the west, a drainage swale immediately to the north with office buildings beyond, the Carp River and an office and manufacturing building to the east, and vacant lands to the south.
Development Proposal
The applicant is proposing to develop a two-storey office building with a total gross floor area of approximately 1042 square metres and a parking area with 25 parking spaces. A conceptual site plan is illustrated in Document 2. The applicant is proposing a minor encroachment into the Regulatory flood plain of the Carp River to accommodate part of the parking area.
The subject property is currently zoned "AGR” (Agricultural Resource) in the former City of Kanata’s March Rural Zoning By-law. This zone permits a range of agricultural uses and a single detached dwelling.
The applicant is proposing to repeal the March Rural Zoning By-law as it relates to the subject lands and to add the lands to the former City of Kanata’s Zoning By-law for the NHL Facility, which applies to Scotiabank Place and the adjacent office developments. A new, site-specific “MCF-3A” (Major Community Facility – 3, Exception A) zone is proposed to permit the office use.
The proposed “MCF-3A” zone would be similar to the existing “MCF-3” zone that applies to the office lands immediately to the north of the site, with a revision to the parking requirements to allow for 2.4 spaces per 100 square metres of gross floor area for office uses. The applicant is also requesting a reduction in both the front and rear yard setbacks. The proposed minimum front yard depth is zero metres and the proposed minimum rear yard depth is zero metres. Reductions in performance standards have been requested in order to accommodate the small site area, the triangular shape of the property, a road widening along Palladium Drive, and the Carp River corridor.
DISCUSSION
Official Plan
The Official Plan designates the western portion of the subject lands
as part of a “Mixed-Use Centre” that is identified around Scotiabank
Place. The eastern portion of the
property is located within the “Major Open Space” designation for the Carp
River corridor.
The Mixed-Use Centre designation applies to
areas that are centered on rapid transit stations and contain one or more
arterial roads with all-day, frequent transit service. The Official Plan and the Transportation
Master Plan identify a Future Rapid Transit Corridor extending from the Terry
Fox Station at Kanata Centrum to Hazeldean Road with a Future Potential Transit
Station planned in the vicinity of Scotiabank Place. The property has frontage on Palladium Drive, which is designated
as an arterial road. Palladium Drive is
not currently serviced by transit.
However, transit service will be introduced later as development
proceeds within Kanata West and the Terry Fox Business Park, which is located
east of the Carp River.
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 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 Official Plan sets an employment target of at least 5000 jobs
for each of the City’s Mixed-Use Centres.
The proposed office use is consistent with the Mixed-Use Centre policies
and will make a contribution towards achieving the employment targets for this
designation.
The Major Open Space designation identifies the larger open spaces in Ottawa that are in or are intended to be in public ownership and are to be generally available for public use and enjoyment. During the site plan approval process for the proposed development, the City will require that the owner convey the portion of the site located within the Carp River corridor to the City. Through the Carp River, Poole Creek and Feedmill Creek Restoration Class Environmental Assessment, multi-use pathways are proposed along both sides of the segment of the Carp River located adjacent to the site. It is noted that the Ministry of the Environment is currently reviewing Part II order requests that were submitted on the Environmental Assessment after the notice of completion was given.
Schedule K, “Environmental Constraints”, identifies the Carp River corridor as a “Flood Plain” with “Unstable Slopes”. The flood plain policies indicate that all new development and infrastructure in the flood plain is subject to the approval of the appropriate Conservation Authority. As part of the proposed parking area encroaches within the Carp River flood plain, approval from Mississippi Valley Conservation will be required. The unstable slope policies require a site plan application to be supported by a geotechnical study to demonstrate that the soils are suitable for development.
Kanata West Concept Plan
In March 2003, City Council approved the Kanata West Concept Plan,
which is recognized as a “Special Policy Plan” in Annex 5 of the Official Plan. According to the Concept Plan, Kanata West is intended to be a
sustainable community in terms of the mix of uses and the form of development,
and will provide a full complement of opportunities for people to live, work,
play and learn. The Concept Plan
provides for the accommodation of approximately 25000 jobs, 5000 residential
units, and supporting retail all within a framework of natural corridors and
waterways. The mix of uses will include
office, housing, retail, institutional, entertainment and leisure
activities.
The subject property is designated as an “Intensive Employment Area” in the Kanata West Concept Plan. This designation is intended to provide a
quality environment for high technology, and supporting uses, set in a medium
profile urban environment up to six storeys in height. Employment uses are permitted in this
designation including high technology offices, research and development,
laboratories and training centres. The proposed office use complies with the
general intent of the Intensive Employment Area designation.
The design guidelines for the Intensive Employment Area encourage
buildings to be oriented to the street with an emphasis on pedestrian
connectivity within the area and to adjoining areas. The proposed building will be oriented towards Palladium Drive
with a small front yard setback.
Existing sidewalks on Palladium Drive will provide for pedestrian access
between the site and nearby uses including the future rapid transit station
planned at Scotiabank Place.
Details of Proposed Zoning By-law
Amendment
The proposed Zoning By-law amendment
will remove the subject property from the former City of Kanata’s March Rural
Zoning By-law. The lands will be added
to the former City of Kanata’s Zoning By-law for the NHL Facility and zoned to
a new, site-specific “MCF-3A” (Major Community Facility - 3, Exception A)
zone. The details of the recommended
zoning are shown in Document 3 and summarized below.
The proposed “MCF-3A” zone will
permit a business office and the following accessory uses: financial offices,
personal service business or establishments, printing service shops,
professional offices, clinics, retail stores and restaurants. Site-specific zone provisions are proposed
for the front yard depth, rear yard depth, interior side yard depth, lot area,
coverage, loading and landscape buffer provisions. A provision has also been included indicating that no development
or site alteration shall be permitted within the regulatory flood plain of the
Carp River unless approved by Mississippi Valley Conservation.
With respect to parking, the proposed zone will require a minimum of 2.4 parking spaces per 100 square metres of gross floor area for an office use. This standard is based on the proposed parking requirements for an office use in the draft Comprehensive Zoning By-law.
Conclusions
The proposed Zoning By-law amendment will
rezone the site from an “AGR” (Agriculture) zone to a new, site-specific
“MCF-3A” (Major Community Facility - 3, Exception A) zone, which will allow for
the development of an office building and parking area. The proposed use complies with the intent of
the Mixed-Use Centre and Intensive Employment Area policies, and the Department
recommends that the application be approved.
ENVIRONMENTAL IMPLICATIONS
The application was reviewed by Mississippi Valley Conservation (MVC) with respect to the potential impact on natural hazards and natural features, and their comments are summarized below:
It was noted that there is a drainage swale just north of the north property line that conveys flows under Palladium Drive to the Carp River. Staff of MVC inspected this drainage course during a site visit and concluded that it would not be considered fish habitat. Thus, there is no specific setback requirement to the swale for fish habitat purposes. Since the drainage swale is off-site, the proposed location of the building will not interfere with the swale or the conveyance of flow.
In addition to any other post-development water quality controls, the stormwater management design should direct the roof and parking lot drainage to the vegetated area on the east side of the property to allow further filtering of the runoff before it enters the Carp River. Also, consideration should be given to green roof design.
The proposed parking lot results in a minor encroachment (approximately 60 square metres in area) into the existing Regulatory flood plain of the Carp River. Therefore, the parking lot will have minimal or no impact on the flood plain.
Part of the site is within the Regulation Limit under Ontario Regulation 153/06 (Development, Interference with Wetlands and Alterations to Shorelines and Watercourses) and a permit will be required from MVC before filling or construction starts within the regulated area.
Therefore, subject to the above considerations in subsequent design and planning processes, MVC does not have any objections to the approval of the Zoning By-law amendment.
CONSULTATION
Notice of this application was carried out in accordance with the City's Public Notification and Consultation Policy. The Ward Councillor is aware of this application and the staff recommendation.
Responses to the public comments
received on the application are provided in Document 4.
FINANCIAL IMPLICATIONS
APPLICATION PROCESS
TIMELINE STATUS
This application was not processed by the "On
Time Decision Date" established for the processing of Zoning By-law
amendment applications. Additional time was required to
address the environmental and parking issues for the proposed development. The application was also placed on hold for
approximately two months at the request of the applicant.
SUPPORTING DOCUMENTATION
Document 1 Location Map
Document 2 Conceptual Site Plan
Document 3 Details
of Recommended Zoning
Document 4 Consultation Details
DISPOSITION
Corporate Services Department, City Clerk’s
Branch, Secretariat Services to notify the owner, Scotia Bank Place (Attention:
Cyril Leeder), 1000 Palladium Drive, Ottawa, ON K2V 1A5, applicant, Miguel Tremblay, FoTenn Consultants Inc., 223
McLeod Street, Ottawa, ON K2P 0Z8,
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
CONCEPTUAL SITE PLAN DOCUMENT
2
DETAILS OF RECOMMENDED ZONING DOCUMENT
3
1. The former City of Kanata’s March Rural Zoning By-law No. 74-79 shall be repealed as it relates to the lands municipally known as 620 Palladium Drive as shown on Document 1.
2. For the lands municipally known as 620 Palladium Drive as shown on Document 1, the former City of Kanata’s Zoning By-law No. 125-90 for the NHL Facility shall be amended to add these lands and to zone them as “MCF-3A” (Major Community Facility - 3, Exception A).
3. The text of the former City of Kanata’s Zoning By-law No. 125-90 for the NHL Facility shall be amended to add an exception subsection in the “MCF-3” zone with the following new exception:
MCF-3A
(i) Minimum lot area: no minimum
(ii) Minimum front yard depth: no minimum
(iii) Minimum interior side yard and rear yard depths: no minimum
(iv) Maximum coverage
-with surface parking: no maximum
-with parking structure above or below ground: no maximum
(v) Notwithstanding Subsection 5.16(a), the minimum parking space requirements shall be 2.4 spaces for each 100 square metres of gross floor area for business office, financial office and professional office uses.
(vi) Notwithstanding Subsection 5.16(b)(i), a landscape strip with a minimum width of 2 metres shall be provided between any parking lot, parking spaces or paved area and the front lot line. Notwithstanding the aforementioned, access or fire lanes may be permitted to cross said landscape strip, but shall not be permitted to run along the length of the front lot line.
(vii) Notwithstanding Subsection 5.16(b)(ix), a landscape strip with a minimum width of 2 metres shall be provided between any parking lot, parking spaces or paved area and the side or rear lot line.
(viii) Notwithstanding the provisions of Section 5.17, no loading spaces shall be required for an office use with less than 12,000 square metres of gross floor area.
(ix) No development or site alteration shall be permitted within the regulatory flood plain of the Carp River unless approved by Mississippi Valley Conservation.
(x) All other requirements of the MCF-3 zone apply.
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.
COMMUNITY ORGANIZATION COMMENTS
The Katimavik-Hazeldean Community Association provided the following comments:
1) Comment: The Proposal is not accompanied by a site plan, conceptual or otherwise, detailing how the property would conform or answer concerns regarding parking and the parking that would be provided off-site.
Response: A concept plan has now been forwarded to the Community Association, and is shown in Document 2. The concept plan provides for 25 on-site parking spaces. Initially, the applicant was proposing to provide part of the required parking on a separate property. However, the application has been amended to locate all of the required parking spaces on the subject property.
2) Comment: Concerns must be addressed as to need for parking and how it will be provided by the current and future owners or tenants. Further, should the agreement for off-site parking (for employees and visitors) be terminated or should lapse, how would parking be provided?
Response: The applicant is no longer proposing any off-site parking.
3) Comment: The proposal must meet the support and requirements of the provincial environment, city environment, and local river authorities and in particular its proximity and use of the Carp River flood plain.
Response: The proposed development and encroachment within the Regulatory flood plain of the Carp River is acceptable in principle to Mississippi Valley Conservation and the City’s Natural Systems Unit. Prior to filling or construction within the Regulatory flood plain, the owner must obtain site plan approval from the City and a permit from Mississippi Valley Conservation under Ontario Regulation 153/06 (Development, Interference with Wetlands and Alterations to Shorelines and Watercourses).
4) Comment: The proposal must be able to show how the recreational facilities and the recreation path proposed along the Carp River can be accommodated. Further that the developer contribute to the cost and construction of such facilities.
Response: Through a condition of site plan approval, the Owner will be required to convey the eastern part of the property to the City as part of the Carp River corridor. Draft design drawings have been prepared for the Carp River restoration, and these illustrate that there will be sufficient space to accommodate a multi-use pathway and landscaping along the west bank of the Carp River adjacent to the site.
The subject property forms part of the Scotiabank lands, which are exempt from contributing towards the Carp River restoration project. This exemption recognizes the previous restoration works that were made to the Carp River at the time of the initial development of Scotiabank Place. The funding for the Carp River restoration project is to be provided through the Kanata West Landowners Group, the City, and other landowners located adjacent to the Carp River.
5) Comment: The developer, owner, and occupant of the property support the use of alternate transportation and transportation demand management for its employees and visitors.
Response: This suggestion has been provided to the applicant for consideration.
6) Comment: That proper bicycle parking be provided on site for employees and visitors to the site.
Response: The provision of bicycle parking will be addressed through a future site plan approval application.