SUBJECT:

PROPOSED AMENDMENTS TO THE OFFICIAL PLAN (1997) OF THE REGION OF OTTAWA-CARLETON, THE CITY OF KANATA’S OFFICIAL PLAN, AND THE COREL CENTRE ZONING BY-LAW (BY-LAW 125-90), TO INCREASE THE AMOUNT OF OFFICE SPACE AND REDUCE THE AMOUNT OF RETAIL AND HOTEL SPACE AND TO RELOCATE A PORTION OF THE PARKING AREA; COREL CENTRE, CYCLONE TAYLOR BOULEVARD AND PALLADIUM DRIVE.

OBJET:

MODIFICATIONS PROPOSÉES AU PLAN DIRECTEUR DE 1997 DE LA RÉGION D’OTTAWA-CARLETON, AU PLAN DIRECTEUR DE LA VILLE DE KANATA ET AU RÈGLEMENT DE ZONAGE DU CENTRE COREL (RÈGLEMENT 125-90) AFIN D’AUGMENTER LES LOCAUX À BUREAUX ET DE RÉDUIRE LES LOCAUX À MAGASINS DE DÉTAIL ET À HÔTEL ET DE DÉMÉNAGER UNE PARTIE DU STATIONNEMENT (CENTRE COREL, BOULEVARD CYCLONE TAYLOR ET PROMENADE PALLADIUM).

REPORT RECOMMENDATIONS

That the Planning and Development Committee recommend that Council approve:

1. That an Amendment to the former Region of Ottawa-Carleton and former City of Kanata Official Plans as shown in Document 2 and an amendment to former City of Kanata’s Zoning By-law No. 125-90 as shown in Document 3 with respect to lands adjacent to the Corel Centre, be approved.

2. That this report be brought to City Council’s meeting of 28 February 2001.

RECOMMENDATIONS DU RAPPORT

Que le comité de l’urbanisme et de l’aménagement recommande au conseil municipal:

1. Qu’une modification aux Plans directeurs des anciennes Région d’Ottawa-Carleton et Ville de Kanata, telle qu’indiquée dans le document 2, et une modification au Règlement de zonage n^o 125-90 de l’ancienne Ville de Kanata, telle qu’indiquée dans le document 3, en ce qui concerne les terrains adjacents au Centre Corel soient approuvées.

2. Que le présent rapport soit présenté à la réunion du Conseil municipal du 28 février 2001.

BACKGROUND

In December 2000, applications were filed to Amend the Official Plan (1997) of the Region of Ottawa-Carleton, the City of Kanata Official Plan and the Corel Centre Zoning By-law (By-law 125-90). The Official Plan Amendments as requested would increase the amount of office floor space and reduce the amount of retail floor space. The proposed Amendments would seek a policy change and do not entail a redesignation of land. The proposed Zoning By-law Amendment would also increase the amount of office floor space while decreasing the retail and hotel space permitted within the various zones, and would relocate these uses and a portion of the parking area within the Corel Centre Lands.

The Corel Centre occupies a 40 ha. site in the southeast quadrant of the Highway 417 and Huntmar Drive interchange. The Official Plan Amendment applications pertain to policies concerning the entire Corel Centre Lands, however, the Zoning By-law Amendments relate to lands generally located along Palladium Drive and Cyclone Taylor Boulevard, as shown in Document 1.

DISCUSSION

The Corel Centre is designated as a “Major Community Facility” (MCF) in the Regional and Kanata Official Plans and as such, has specific policies relating to the type and amount of development permitted. The policies associated with the MCF designations indicate that free-standing office and retail uses are limited to not more than 12000 m² and 5580 m² respectively. The amendments as requested would modify the policies to permit up to 25200 m² of office, while reducing the future retail component to 2900 m² (Document 2). Although neither Official Plan prescribe the size of the hotel, the implementing Zoning By-law (By-law 125-90) does contain such a provision. The accompanying Zoning By-law Amendment application also seeks to amend the provisions relating to the amount of office and retail floor space to be consistent with the proposed Official Plan Amendments, and to reduce the size of the hotel permitted on the site to 370 rooms from 400 rooms (Document 3). The proposed amendment also relocates those uses within the Corel Centre Lands that are zoned to permit office, retail and hotel land uses, as well as a portion of the parking area.

Development of the Corel Centre site is determined by site-specific policies set by the Ontario Municipal Board when it approved the Corel Centre in 1991. The initial application for the Corel Centre sought approval of 24000 m² of office space, 5580 m² of retail space and a 400 room hotel. While the Board acknowledged the benefit of a mixed use development, the final decision reduced the office portion of 12000 m², in part to ensure that there would be sufficient space on the site for parking, roads, stormwater management and landscaping. The Board indicated that the space initially proposed for offices should be reserved until the space requirements for these other facilities could be clearly established. It also directed that piped services for the site be sized only to accommodate the approved level of development.

The Corel Centre Facility was constructed in 1995 and includes several restaurants, offices, meeting rooms and a fitness facility. In September 2000, Terrace Corporation received Site Plan Approval (Phase I & II) for the development of two office buildings totaling 11997 m² (net) which are scheduled for completion in Spring 2001. Therefore, with the development of Phase I and II, the maximum amount of office space currently permitted under the various planning documents will be achieved. The balance of the Corel Centre Lands are vacant of any buildings or structures, and are primarily used for parking to serve the Corel Centre Facility.The absorption of lands suited for office development has accelerated significantly in the former City of Kanata over the last few years. The average rate of absorption of business park land over the last 15 years has been 8 hectares per year, however in the past two years alone 44 hectares has been absorbed. With the recent increase in development activity has come the demand for serviced land to respond to this growth in the office/high technology sector. While ROPA 9 will ultimately provide more land for this purpose, the need for more office space exists now, while the sector is experiencing unprecedented growth. Phases I and II of the Corel Centre office development are fully leased, and strong interest has been expressed for the floor space that could be offered through Phases III and IV. Although these amendments would only add a small portion of office space to the overall inventory, it would meet the immediate needs of several office/high technology users.

Since the Corel Centre was approved in 1991, there has been tremendous change and growth in the area. The unprecedented success of the high technology sector has significantly influenced the type and pace of development in the surrounding area. The Terry Fox Business Park located immediately east of the Corel Centre has, over the last few years, emerged as a focal point for the high technology industry. Companies such as DY4 Systems, Webplan, Volex Systems and Nortel Networks Limited have, and are, currently constructing facilities within the Park. PCM Kanata South Inc. and Nortel Networks Limited have recently purchased the remaining two large parcels of land, both of which will be developed for office/high technology users. The lands north and south of the site are currently undeveloped, however, in October 2000, Regional Council approved ROPA 9 that will expand the urban area by approximately 730 hectares. This urban expansion and redesignation of lands will facilitate the development of business park and related uses. ROPA 9 will result in the Corel Centre Lands being completely surrounded by urban development in the long term. The lands to the west within the interchange have been approved for an automobile sales facility, office development and a farmer’s market. Therefore, the increased office floor space proposed for the Corel Centre Lands is appropriate in the context of current and future surrounding development.

Within the subject site, the additional office space and associated parking can be accommodated. The stormwater management ponds serving the site, in combination with on-site controls as per the initial stormwater management plan, can accommodate the change in use. The change in use will create a minor increase in peak hour vehical trips, which can be readily accommodated by existing roads. Using current criteria the amount of wastewater flow from the development as proposed does not exceed the peak flows origninally approved for the site originally. There is also sufficient water supply to handle the peak flows and fire flow protection.

The proposed Zoning By-law amendment is both a text and schedule change to By-law 125-90. Firstly, the appropriate sections and zones would be amended to increase the office space to 25200 m² (net) with a reduction in the retail space to 2900 m², and, also, to reduce the capacity of the hotel to 370 rooms. Secondly, the amendment redistributes the zones permitting office, retail, hotel and parking uses, throughout the site. Document 1 indicates the proposed relocation of the land uses, which primarily affects lands along Palladium Drive. The Department is of the opinion that, over time, the office development and future retail and hotel located adjacent to Palladium Drive, will provide for a more pleasing streetscape and pedestrian friendly enviornment. The lands that are to be rezoned for the parking area to serve the Corel Centre, although removed from the facility, are currently used as a parking area.

The reductions in the capacity of the hotel and the amount of retail floor space are unlikely to impair the overall quality or nature of development on the site. When built, these facilities and others already within the Corel Centre will offer goods and services to future employees of the office development.

CONSULTATION

Staff circulated the applications to various interested agencies, abutting lands owners, and local community associations requesting their input and comments on the proposed amendments. None of the technical agencies responded with any concerns or objections. The March Rural and Katimavik-Hazeldean Community Associations responded, indicating a concern over the potential increase in traffic on the adjacent road network. As indicated earlier in the report the proposed change in land use will only increase the traffic marginally and therefore, should not be an issue as the existing roadway system has sufficient capacity. Staff will be attending the February 5, 2001 meeting of the Katimavik-Hazeldean Community Association and will bring forward at the February 22, 2001 Planning and Development Committee meeting any new information or comments. Notification of the February 22, 2001 Public Meetings, as required by the Planning Act was published in the Ottawa Citizen, The Sun, Le Droit and the Kanata Kourier Standard on February 2, 2001.

FINANCIAL IMPLICATIONS

There are no financial implications associated with this report.

ATTACHMENTS

Document 1 – Location Map

Document 2 – Draft Official Plan Amendments

Document 3 – Draft Zoning By-law Amendments

DISPOSITION

Development Services Department -- Complete Public Notification process of adoption of the Official Plan and Zoning By-law Amendments.

Location Map Document 1

Draft Official Plan Amendments Document 2

DRAFT

AMENDMENT 18

OFFICIAL PLAN (1997) OF THE

REGIONAL MUNICIPALITY OF OTTAWA-CARLETON

AMENDMENT 62

OFFICIAL PLAN OF THE

CITY OF KANATA

PURPOSE

The purpose of Amendments 18 and 62 is to increase the amount of office development permitted at the Corel Centre, a National Hockey League arena in the western area of the City of Ottawa, and reduce the amount of permitted retail. The revised mix of development can be accommodated on the site, with no increase in requirements for transportation facilities or piped servicing.

BASIS

The Corel Centre occupies a 40 ha site in the southeast quadrant of Highway 417 and Huntmar Drive, designated as a Major Community Facility in the official plans of both the Region of Ottawa-Carleton and the City of Kanata, now the City of Ottawa. The site is within the rural area in both official plans, although the Region of Ottawa-Carleton approved an amendment to its official plan in 2000 which designates the site as Business Park and includes it in the urban area. This amendment has been appealed to the Ontario Municipal Board.

Development on the Corel Centre site is determined by site-specific policies set by the Ontario Municipal Board when it approved the Corel Centre in 1991. The initial application for the Corel Centre sought 24,000 square metres of office space, 5,580 square metres of retail space and a 400-room hotel. While acknowledging the benefit of mixed use at the site, the Board reduced the permitted amount of office space to 12,000 square metres, in part to ensure sufficient space on the site was available for parking, roads, stormwater management, and landscaping. The space initially proposed for offices should be reserved for these other uses at least until their site requirements can be determined, the Board said. It also directed that water and sewer services to the site be sized only to accommodate the approved level of development.

The arena was constructed in 1995 and includes several restaurants, meeting rooms and a fitness facility. Two office buildings totaling 11,997 square metres (net) received site plan approval in September 2000 and are scheduled for completion in the spring of 2001.

The applicant, Terrace Corporation, has applied to amend the official plans and zoning by-law provisions to increase the permitted office space and decrease the permitted retail and hotel development. Office space is proposed to increase to 25,200 square metres from 12,000 square metres, with a reduction in retail space to 2,900 square metres from 5,580 square metres. The zoning bylaw amendment also seeks to reduce the size of a hotel permitted on the site to 370 rooms from 400 rooms, and relocates the office, retail, hotel and a portion of the parking area within the site. The area affected by the amendments to the official plans and zoning bylaw is shown on the map below.

Additional office development on the site is an appropriate land use in the context of current and future surrounding development. The area east of the subject site is developing with a mix of retail, office, and high-technology manufacturing uses. The land north and south of the site is proposed for business park development attractive to the high-technology industry. West of the site, approvals are in place for an automobile sales facility, office space and a farmers’ market.

Within the site, the additional office space and associated parking can be accommodated. The stormwater management ponds serving the site, in combination with on-site controls as per the initial stormwater management plan, can accommodate the change in use. The change in use will create a minor increase in peak hour vehicle trips, which can be readily accommodated by existing roads. Using current criteria the amount of wastewater flow from the development as proposed is within the peak flows approved for the site originally. There is sufficient water to provide peak flow and fire flow requirements.

The reduction in the size of hotel and amount of retail on the site is unlikely to impair the overall quality or nature of development on the site. When built, these facilities and others already within the Corel Centre will provide goods and services to future office employees.

AMENDMENT 18 OFFICIAL PLAN (1997) REGION OF OTTAWA-CARLETON

1. Policy 10 d) in Section 3.5.2 is hereby amended by deleting the figure, “12,000” from the phrase reading “office space not exceeding 12,000 square metres” and inserting the figure “25,200”. Policy 10 d) is further amended by deleting the figure “5,580” from the phrase “retail space not exceeding 5,580 square metres” and inserting the figure “2,900”. The policy as amended reads:

“d) the Major Community Facility shall consist of a National Hockey League Arena with a capacity that shall not exceed 18,500 seated and standing and uses accessory thereto, and may have such separate ancillary facilities as a hotel, office space not exceeding 25,200 square metres, and retail space not exceeding 2,900 square metres, and associated parking;”

AMENDMENT 62 CITY OF KANATA OFFICIAL PLAN

1. That Subsection 4.9.2 Permitted Uses is hereby amended by deleting the reference to “12,000 m²” in the fifth line and inserting “25,200 m²” in its place and deleting the reference to “5,580 m²” in the sixth line and inserting “2,900 m²in its place. The policy as amended reads:

“ The primary use permitted in the Major Community Facility designation shall be an NHL arena with a capacity that shall not exceed 18,500 people seated and standing and uses accessory thereto. Separate ancillary uses such as a hotel, office space not exceeding 25,200 m², retail space not exceeding 2,900 m², associated parking and transit facilities may also be permitted. No uses ancillary to the NHL arena shall be permitted on the subject lands until 50% of the above-ground structure of the NHL arena, as certified by the project architect, has been constructed. [OPA 7, June 22, 1992]”

2. That policy a) of Subsection 4.9.3.9 Office Commercial is hereby amended by deleting the reference to “12,000 m²” in the second line and inserting “25,200 m²” in its place. The policy as amended reads:

“a) a free standing office uses limited to not more than 25,200 m²”

3. That policy a) of Subsection 4.9.3.10 Retail Centres is hereby amended by deleting the reference to “5,580 m² in the second line and inserting 2,900 m² in its place. The policy as amended reads:

“a) free standing retail uses which shall not exceed 2,900 m². [OPA 7, June 22, 1992]

Draft Zoning By-law Amendment Document 3

BY-LAW NO. -01

THE CORPORATION OF THE CITY OF OTTAWA

BEING a By-law to amend By-law No. 125-90 of the former City of Kanata, now the City of Ottawa.

WHEREAS By-law No. 125-90 is a By-law to regulate the use of lands and the erection, use, bulk, height, location, size, floor area and spacing of buildings and structures in the City of Ottawa therein defined:

AND WHEREAS the Council of the City of Ottawa deems it desirable to amend By-law 125-90, for the purpose of making the following text changes and changing the zoning on lands described as Blocks 5, 6 and part of Block 11 on Registered Plan 4M-818.

NOW THEREFORE, the Council of the Corporation of the City of Ottawa enacts as follows:

1. THAT Section 5.1(c) of Section 5 GENERAL PROVISIONS FOR ALL ZONES, of By-law 125-90, be amended, by deleting the figures “5,580 m² and 12,000 m²” from the phrase reading “retail space not exceeding 5,580 m², office space not exceeding 12,000 m²”” and inserting the figures “2,900 m² and 25,200 m²”.

2. THAT Subsection 7.2.1(h) of Section 7 MAJOR COMMUNITY FACILITY-2 ZONE (MCF-2), of By-law 125-90, be amended, by deleting it in its entirety and replacing it with the following:

“(h) Maximum number of rooms 370 rooms”

3. THAT Subsection 8.2.1(h) of Section 8 MAJOR COMMUNITY FACILITY-3 ZONE (MCF-3), of By-law 125-90, be amended, by deleting it in its entirety and replacing it with the following:

“(h) Maximum Net Floor Area 25,200 m²”

4. THAT Subsection 9.2.1(h) of Section 9 MAJOR COMMUNITY FACILITY-4 ZONE (MCF-4), of By-law 125-90, be amended, by deleting it in its entirety and replacing it with the following:

“(h) Maximum Net Floor Area 2,900 m²”

Page 2 of By-law -01

5. That Schedule “A” of By-law 125-90,as amended, is hereby further amended by deleting the designation “MCF-P, MCF-2 and MCF-4” on said Schedule “A” insofar as it relates to the lands shown on Schedule

“A” to this By-law and substituting therefore the zoning designations “MCF-P, MCF-2 and MCF-3” as shown on Schedule “A” to this By-law.

6. This By-law shall come into full force and effect on the date of passage by Council subject to the provisions of Section 17 and 34 of the Planning Act R.S.O. 1990, as amended from time to time.

ENACTED AND PASSED in open Council this day of 2001.

____________________ _____________________

Clerk, Pierre Pagé Mayor, Bob Chiarelli