3.         OFFICIAL PLAN AND ZONING - 280 DIDSBURY ROAD

 

PLAN OFFICIEL ET ZONAGE - 280, CHEMIN DIDSBURY

 

 

 

Committee recommendationS as amended

 

(This application is not subject to Bill 51)

 

That Council :

 

1.         Approve and adopt an amendment to the Kanata Town Centre Site-Specific Policies in Volume 2-B of the City of Ottawa Official Plan to redesignate 280 Didsbury Road from "Low Density Employment Area" to "Low Density Employment Area - Special Policy Area 1", as detailed in Document 4.

 

2.         Approve an amendment to the former City of Kanata Zoning By-law No. 142-93 to change the zoning of 280 Didsbury Road from “M1C-1(H)” (Light Industrial, Mixed, Exception 1, Holding) to “M1C–X(H)” (Light Industrial, Mixed, Exception X, Holding), as shown in Document 1 and detailed in Document 5.

 

3.         Approve the following amendments to Document 5:

 

a)                  That Subsection 2(f) of Document 5, Details of Recommended Zoning, be deleted and replaced with the following:

 

“Minimum Exterior Side Yard Width: three metres”

 

b)                  That Subsection 2(g) of Document 5, Details of Recommended Zoning, be deleted and replaced with the following:

 

“Minimum Interior Side Yard Width: two metres; except that the minimum interior side yard width shall be reduced to zero metres for a side lot line located adjacent to an existing or future rapid transit corridor.” 

 

c)         That Subsection 2(k) of Document 5, Details of Recommended Zoning, be deleted and replaced with the following:

 

“Despite the provisions of subclause 5.15(b)(ix), a landscape strip is not required between:


 

i)                    a parking area or paved area and a side lot line that is occupied by a drive aisle shared with an adjacent lot; and

ii)                  a parking area or paved area and a side lot line located adjacent to an existing or future rapid transit corridor.”

 

And that no further notice be given under Subsection 34(17) of the Planning Act.

 

 

RecommandationS modifiÉes du Comité

 

(Cette demande n’est pas assujettie au Projet de loi 51)

 

Que le Conseil:

 

1.                  Approuve et adopte une modification aux Politiques sur les sites particuliers du centre ville de Kanata, volume 2B du Plan officiel de la Ville d’Ottawa, afin de changer la désignation de zonage du 280, chemin Didsbury de « zone d’emploi de faible densité » à « zone d’emploi de faible densité – secteur 1 de la politique spéciale », comme il est expliqué en détail dans le Document 4.

 

2.                  Approuve une modification au Règlement de zonage no 142-93 de l’ancienne Ville de Kanata afin de changer la désignation de zonage du 280, chemin Didsbury de « M1C-1(H) » (industrie légère mixte, exception 1, utilisation différée) à « M1C-X(H) » (industrie légère mixte, exception X, utilisation différée), comme il est indiqué dans le document 1 et expliqué en détail dans le Document 4.

 

3.         Approuve les modifications suivantes au Document 5 :

 

a)                  L'alinéa 2f) du document 5, Détails du zonage recommandé, est remplacé par ce qui suit :

 

« Largeur minimale de la marge latérale extérieure : trois mètres »

 

b)         L'alinéa 2g) du document 5, Détails du zonage recommandé, est remplacé par ce qui suit :

 

« Largeur minimale de la marge latérale intérieure : deux mètres, sauf si la limite latérale du terrain est adjacente à un couloir existant ou futur de transport en commun rapide, auquel cas la marge peut être réduite à rien. »

 

c)         L'alinéa 2k) du document 5, Détails du zonage recommandé, est remplacé par ce qui suit :


 

« Malgré les dispositions du sous-alinéa 5.15b)(ix), une bande paysagée n'est pas exigée entre :

                                                                          i.                  une aire de stationnement ou une aire asphaltée et la limite latérale d'un terrain occupé par une entrée de cour desservant un terrain adjacent;

                                                                        ii.                  une aire de stationnement ou une aire asphaltée et la limite latérale d'un terrain adjacent à un couloir existant ou futur de transport en commun rapide. »

 

Aucun autre avis ne sera donné en vertu du paragraphe 34(17) de la Loi sur l'aménagement du territoire.

 

 

 

Documentation

 

1.      Deputy City Manager's report Planning, Transit and the Environment dated
27 June 2007 (ACS2007-PTE-APR-0125).

 

2.      Extract of Draft Minute, Planning and Environment Committee, 10 July 2007.


 

Report to/Rapport au :

 

Planning and Environment Committee

Comité de l'urbanisme et de l'environnement

 

and Council/et au Conseil

 

27 June 2007 / le 27 juin 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

 

Kanata North (4)

Ref N°: ACS2007-PTE-APR-0125

 

 

SUBJECT:

OFFICIAL PLAN AND ZONING - 280 Didsbury road (FILE NO. d01-01-06-0019 and d02-02-06-0107)

 

 

OBJET :

PLAN OFFICIEL et zonage - 280, CHEMIN DIDSBURY

 

REPORT RECOMMENDATIONS

 

That the  recommend Council:

 

1.                  Approve and adopt an amendment to the Kanata Town Centre Site-Specific Policies in Volume 2-B of the City of Ottawa Official Plan to redesignate 280 Didsbury Road from "Low Density Employment Area" to "Low Density Employment Area - Special Policy Area 1", as detailed in Document 4.

 

2.                  Approve an amendment to the former City of Kanata Zoning By-law No. 142-93 to change the zoning of 280 Didsbury Road from “M1C-1(H)” (Light Industrial, Mixed, Exception 1, Holding) to “M1C–X(H)” (Light Industrial, Mixed, Exception X, Holding), as shown in Document 1 and detailed in Document 5.

 

RECOMMANDATIONS DU RAPPORT

 

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

 

3.                  d’approuver et d’adopter une modification aux Politiques sur les sites particuliers du centre ville de Kanata, volume 2B du Plan officiel de la Ville d’Ottawa, afin de changer la désignation de zonage du 280, chemin Didsbury de « zone d’emploi de faible densité » à « zone d’emploi de faible densité – secteur 1 de la politique spéciale », comme il est expliqué en détail dans le document 4.

 

4.                  d’approuver une modification au Règlement de zonage no 142-93 de l’ancienne Ville de Kanata afin de changer la désignation de zonage du 280, chemin Didsbury de « M1C-1(H) » (industrie légère mixte, exception 1, utilisation différée) à « M1C-X(H) » (industrie légère mixte, exception X, utilisation différée), comme il est indiqué dans le document 1 et expliqué en détail dans le document 4.

 

 

BACKGROUND

 

Site Context

 

The subject property, 280 Didsbury Road, is located in the Kanata Town Centre near the Terry Fox Drive / Highway 417 interchange, as shown in Document 1.  The "L"-shaped property is 2.37 hectares in area and is bounded by Goulbourn Forced Road to the east and Didsbury Road to the west.  The site is vacant.  

 

A Staples/Business Depot store and a Canadian Tire store, automotive service station and car wash are located immediately north of the site.  Parts of two drive aisles, which are shared with the Canadian Tire property, are located within the subject property.  On the east side of Goulbourn Forced Road, there is an existing Sunoco automotive service station and car wash.  There is also vacant land at 30 Goulbourn Forced Road that is subject to Official Plan amendment, Zoning By-law amendment, and site plan applications to permit a retail store.  A Ministry of Transportation works yard is located immediately to the south.  On the west side of Didsbury Road opposite the site are vacant lands that are subject to site plan applications to permit a supermarket and a tribute centre (funeral home).

 

Development Proposal

 

The applicant is proposing to develop the site in two phases.  Phase I will consist of two buildings: a six-storey, 13285-square metre self-storage facility in the southeast quadrant of the site adjacent to Goulbourn Forced Road; and a one-storey optical store with a gross floor area of 511 square metres in the northeast quadrant of the site adjacent to Goulbourn Forced Road.   The self-storage facility will include an indoor drive-in vehicle loading area, a retail store, an administrative office, mini-offices, and a boardroom.

 

Phase II will include a one-storey retail use with a gross floor area of 4056 square metres in the southwest quadrant of the site adjacent to Didsbury Road.

 

A conceptual site plan is shown in Document 2, and elevations for the self-storage facility are included in Document 3.

 

The applicant has allowed for a future rapid transit corridor with a width of 25 metres along the south side of the property. 


 

Official Plan Amendment Application

 

The site is designated “Mixed-Use Centre” with a “Town Centre” overlay in the Official Plan and as a “Low Density Employment Area” in the Site-Specific Policies for the Kanata Town Centre.  The purpose of the Official Plan amendment application is to create a new, site-specific exception to the Low Density Employment Area policies to permit a self-storage facility and a retail store.

 

Zoning By-law Amendment Application

 

The site is zoned “M1C-1(H)” (Light Industrial, Mixed, Exception 1, Holding) in the Kanata Town Centre – Special Employment Area Zoning By-law.  Permitted uses in this zone include light industrial uses, offices, automotive uses, restaurants, business park retail outlets, a planned retail centre, and retail warehouses.  The holding symbol pertains to certain conditions that have to be satisfied prior to permitting a retail warehouse use. 

 

The purpose of the Zoning By-law amendment application is to rezone the site to a new, site-specific exception zone to permit the proposed Phase I development.  The applicant had originally applied to rezone the site to also permit the Phase II retail use.  Due to traffic issues associated with the Phase II retail use, the applicant amended the application to only request zoning to permit the Phase I development.  A separate zoning application will be filed later to permit the Phase II retail use.

 

The applicant has requested amendments to the zoning provisions for the maximum building height, minimum yard widths and parking requirements. 

 

Concurrent Application

 

The applicant has submitted a site plan application to permit the proposed development. 

 

 

DISCUSSION

 

Official Plan

 

The site is designated as a “Mixed-Use Centre” in the Official Plan with a “Town Centre” overlay, and as a “Low Density Employment Area” in the Site-Specific Policies for the Kanata Town Centre. 

 

The Mixed-Use Centre designation identifies areas that are strategically located with respect to the transportation system and are accessible by transit, walking, cycling and automobile.  They are centered on rapid transit stations and contain one or more arterial roads with all-day frequent transit service.  The site is located near Highway 417 and two arterial roads - Terry Fox Drive and Campeau Drive.  Terry Fox Station, which is part of the Transitway, is located at Kanata Centrum approximately 700 m to the east of the site.  The Transitway is planned to be extended west through the site to Scotiabank Place, and then south to Hazeldean Road. 

Staffs have confirmed that the alignment and the proposed 25-metre corridor width will be sufficient to accommodate the future rapid transit corridor.     

 

The Mixed-Use Centre designation permits a broad variety of uses and encourages 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.  The “Town Centre” overlay identifies Mixed-Use Centres that are planned to accommodate at least 10000 jobs.

 

The Low Density Employment Area designation permits the following uses: restricted industrial uses including offices; automotive commercial uses; large retail warehouses; retail warehouses; business park retail outlets; planned retail centres; accessory commercial development; and home renovation uses. 

 

The Kanata Town Centre Site-Specific Policies set an employment target of at least 12500 jobs for all of the lands in the Town Centre.  Most of the employment target is intended to be achieved on lands within the “Central Business District” and “Main Street” designations, which are located to the east of the “Regional Shopping Centre” designation (Kanata Centrum).  The proposed development will add some employment at a relatively low density to the Town Centre, in keeping with the general intent of the Low Density Employment Area designation.

 

The two proposed retail buildings are consistent with the Mixed-Use Centre policies, which permit retail uses.  Although the Low Density Employment Area policies permit some retail uses such as business park retail outlets, home renovation centres, retail warehouses and large retail warehouses, the designation does not specifically permit retail stores.  The proposed optical store is classified as a retail store use, and a site-specific Official Plan amendment is required to permit this use in the Low Density Employment Area designation.  The details of the Phase II retail use have not yet been established.  However, a retail use with a gross floor area between 1858 and 4999 square metres could potentially be defined as a retail warehouse, which is already permitted in the Low Density Employment Area designation.

 

The retail policies for the Low Density Employment Area were introduced to the Official Plan while the Kanata Regional Shopping Centre was in the early stages of development.  The general purpose of the policies was to protect the planned function of the Regional Shopping Centre, while still allowing some larger retail uses to be developed in the Low Density Employment Area.  Specifically, a market study was required to permit a retail warehouse in the Low Density Employment Area until the Regional Shopping Centre reached a gross leasable area of 50000 square metres; and a large retail warehouse was not permitted until the Regional Shopping Centre reached 50,000 square metres in size.  The Regional Shopping Centre now exceeds the 50000 square metres threshold. 

 

Given the current size of the Regional Shopping Centre and the small size of the proposed optical store, there will be no impact to the planned function of the Regional Shopping Centre.  The optical store is also compatible with the existing retail and service commercial uses in the immediate area. 

Based on the foregoing, the Department recommends creating a Special Policy Area within the Low Density Employment Area designation to permit a retail store on the subject lands.  The draft Official Plan amendment is included in Document 4.

 

The self-storage industry has evolved, with some developers including the developer for the subject property now preferring to locate their facilities in high traffic areas within or adjacent to retail commercial nodes, and with good visibility and access from highways and arterial roads.  The subject property meets the locational needs for the proposed self-storage facility.  The use is also compatible with the adjacent retail and service commercial uses and the Ministry of Transportation works yard.  Further, the proposed self-storage facility will have a relatively compact form given the six-storey building height and the small amount of required parking. 

 

Negative impacts that are sometimes associated with self-storage facilities will be minimized.  The building will be finished with good quality exterior materials including a stone base, an exterior insulation and finish system, stucco, and a relatively high percentage of glazing.  The building will also be articulated in plan and elevation, and will have a cornice at the roofline.  The storage units will be accessed primarily by the drive-in vehicle loading area, which will internalize loading activities inside the building.  The proposed architectural treatment is generally compatible with the uses in the vicinity of the site, and will be addressed in greater detail through the site plan approval process. 

 

The Site-Specific Policies for the Kanata Town Centre include a range of land use designations including the Low Density Employment Area designation that applies to the site, as well as Central Business District, Main Street, Regional Shopping Centre, Community Commercial and Town Centre Residential designations.  The Low Density Employment Area designation is the most appropriate designation within the Kanata Town Centre to accommodate the proposed self-storage facility. 

 

The Department recommends that the proposed Special Policy Area for the Low Density Employment Area specifically permit a self-storage building to clarify that this use will be permitted.  It is also recommended that a maximum of one self-storage building be permitted and that the maximum ground floor area be restricted to 2500 square metres.  The purpose of this policy is to ensure that the site will be developed with a mix of uses and to require a compact development form for the self-storage building. 

 

Details of Recommended Zoning

 

The proposed zoning amendment will rezone the site from an “M1C-1(H)” (Light Industrial, Mixed, Exception 1, Holding) zone to a new, site-specific “M1C–X(H)” (Light Industrial, Mixed, Exception X, Holding) zone.  The details of the recommended zoning are described in Document 5 and summarized below.

 

The proposed “M1C-X(H)” zone will permit all of the uses in the “M1C-1(H)” zone, and add a retail store with a maximum gross floor area of 600 m2 and a warehouse as permitted uses.  Further, a new definition for a warehouse that will permit a self-storage facility will be created.  A maximum of one warehouse building will be permitted with a maximum ground floor area of 2500 square metres.

 

The proposed zoning will increase the maximum building height from 13.5 metres to 24 metres to accommodate the proposed six-storey self-storage facility.  The Department is recommending reducing the minimum front yard and exterior side yard widths from 12 metres to three metres to allow for the buildings to be located close to the street.  A two-metre interior side yard width is proposed.  A special 10-metre setback is also required from the portion of Goulbourn Forced Road located near the future rapid transit corridor.  At the time of the construction of the rapid transit corridor, the vertical profile of Goulbourn Forced Road will be raised by approximately one metre to accommodate an underpass for the transit corridor.  The 10-metre setback is necessary to re-grade the Goulbourn Forced Road right-of-way and adjacent lands when the road is reconstructed.  An exception to the general zone provisions has been added to not require landscape strips along the side lot lines where two shared drive aisles are currently located. 

 

A new minimum parking rate of 0.121 parking spaces per 100 square metres of gross floor area is proposed for a warehouse based on a parking analysis submitted by the applicant.  For retail store and retail warehouse uses, a minimum parking rate of 3.4 spaces per 100 square metres of gross floor area is recommended, which is consistent with the parking rate used for retail stores in the City’s Draft Comprehensive Zoning By-law.  The proposed zoning will also modify the minimum parking space and drive aisle dimensions.

 

Summary

 

280 Didsbury Road is designated as a "Mixed-Use Centre" with a "Town Centre" overlay in the Official Plan and as a "Low Density Employment Area" in the Site-Specific Policies for the Kanata Town Centre.  The proposed retail and self-storage uses are appropriate for the site and are compatible with the surrounding land uses.  The proposed Official Plan amendment will create a new, site-specific Special Policy Area within the Low Density Employment Area designation that will permit a retail store and a self-storage facility on the site.  The proposed Zoning By-law amendment will change the zoning of the site from “M1C-1(H)” (Light Industrial, Mixed, Exception 1, Holding) zone to a new, site-specific “M1C–X(H)” (Light Industrial, Mixed, Exception X, Holding) zone.  The new zone will add a retail store of up to 600 square metres and a warehouse (self-storage facility) as permitted uses, and increase the maximum building height to 24 metres to accommodate the proposed six-storey self-storage facility.  The proposed zoning also includes a range of site-specific provisions including minimum yard widths, landscape strips, and parking requirements.

 

 

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 6.

 

 

FINANCIAL IMPLICATIONS

 

N/A

 

 

APPLICATION PROCESS TIMELINE STATUS

This application was not processed by the "On Time Decision Date" established for the processing of Official Plan amendments.  Additional time was required to resolve the traffic issues for the application based on the initial application submission, which included a 4056‑square metre retail use, and for the applicant to prepare a parking study to justify the proposed parking standards for a self-storage facility.

 

 

SUPPORTING DOCUMENTATION

 

Document 1      Location Map

Document 2      Conceptual Site Plan

Document 3      Elevations - Proposed Self-Storage Building

Document 4      Proposed Official Plan Amendment

Document 5      Details of Recommended Zoning

Document 6      Consultation Details

 

 

DISPOSITION

 

Business Transformation Services, City Clerk’s Branch, Secretariat Services to notify the owner, Dymon Management, 380 Hunt Club Road, Ottawa, ON  K1V 1C1, applicant, Miguel Tremblay, FoTenn Consultants, 223 McLeod Street, Ottawa, ON  K2P 0Z8, OttawaScene.com, 174 Colonnade Road, Unit #33, Ottawa, ON  K2E 7J5, Ghislain Lamarche, Program Manager, Assessment, Financial Services Branch (Mail Code:  26-76) of City Council’s decision.

 

Planning, Transit and the Environment Department to prepare the implementing by-laws, forward to Legal Services Branch and undertake the statutory notification.

 

City Manager’s Office, Legal Services Branch to forward the implementing by-law to City Council.

 


LOCATION MAP                                                                                                  DOCUMENT 1


CONCEPTUAL SITE PLAN                                                                                 DOCUMENT 2


ELEVATIONS - PROPOSED SELF-STORAGE BUILDING                            DOCUMENT 3



PROPOSED OFFICIAL PLAN AMENDMENT                                               DOCUMENT 4

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Official Plan Amendment X

Modification du Plan directeur X

 

 

 

 

 

 

To the Official Plan for the City of Ottawa

 

 

 

 

 

 

 

 


AMENDMENT NO. X

CITY OF OTTAWA OFFICIAL PLAN

 

 

INDEX

 

THE STATEMENT OF COMPONENTS..........................................................................................

 

PART A – THE PREAMBLE

 

Purpose...............................................................................................................................................

Location..............................................................................................................................................

Basis...................................................................................................................................................

 

PART B – THE AMENDMENT

 

Introduction.........................................................................................................................................

Details.................................................................................................................................................

Implementation....................................................................................................................................

 

 


THE STATEMENT OF COMPONENTS

 

Part A - The Preamble introduces the actual amendment, but does not constitute part of Amendment No. X to the City of Ottawa Official Plan.

 

Part B - The Amendment, consisting of the following text and map attached as Schedule “A” constitutes Amendment No. X to the City of Ottawa Official Plan.

 

PART A - THE PREAMBLE

 

1.     Purpose

 

The subject property, municipally known as 280 Didsbury Road, as shown on Schedule “A”, is designated “Mixed-Use Centre” with a “Town Centre” overlay in the Official Plan.  The Site-Specific Policies for the Kanata Town Centre, found in Volume 2-B of the Plan, designate the site as a “Low Density Employment Area”.  The purpose of Amendment No. X is to create a site-specific exception to the Low Density Employment Area policies to permit a self-storage facility and a retail store at 280 Didsbury Road.

 

2.     Location

 

280 Didsbury Road is located in the Kanata Town Centre near the Terry Fox Drive / Highway 417 interchange.  The "L"-shaped property is 2.37 ha in area and is bounded by Goulbourn Forced Road to the east and Didsbury Road to the west.  The site is vacant.  

 

A Staples/Business Depot store and a Canadian Tire store, automotive service station and car wash are located immediately north of the site.  Parts of two drive aisles, which are shared with the Canadian Tire property, are located within the subject property.  On the east side of Goulbourn Forced Road, there is an existing Sunoco automotive service station and car wash.  There is also vacant land at 30 Goulbourn Forced Road that is subject to Official Plan amendment, Zoning By-law amendment, and site plan applications to permit a retail store.  A Ministry of Transportation works yard is located immediately to the south.  On the west side of Didsbury Road opposite the site are vacant lands that are subject to site plan applications to permit a supermarket and a tribute centre (funeral home).

 

3.     Basis

 

Background

 

The applicant for the Official Plan amendment application is proposing to develop 280 Didsbury Road in two phases.  Phase I will consist of two buildings: a six-storey, 13,285 m2 self-storage facility in the southeast quadrant of the site adjacent to Goulbourn Forced Road including a drive-through facility; and a one-storey retail store with a gross floor area of 511 m2 in the northeast quadrant of the site adjacent to Goulbourn Forced Road.  The self-storage facility will include an indoor drive-in vehicle loading area, a retail store, an administrative office, mini-offices, and a boardroom.

 

 

Phase II will include a one-storey retail use with a gross floor area of 4,056 m2 in the southwest quadrant of the site adjacent to Didsbury Road.

 

The applicant has allowed for a future rapid transit corridor with a width of 25 m along the south side of the property. 

 

Discussion

 

The site is designated as a “Mixed-Use Centre” in the Official Plan with a “Town Centre” overlay, and as a “Low Density Employment Area” in the Site-Specific Policies for the Kanata Town Centre. 

 

The Mixed-Use Centre designation identifies areas that are strategically located with respect to the transportation system and are accessible by transit, walking, cycling and automobile.  They are centered on rapid transit stations and contain one or more arterial roads with all-day frequent transit service.  The site is located near Highway 417 and two arterial roads - Terry Fox Drive and Campeau Drive.  Terry Fox Station, which is part of the Transitway, is located at Kanata Centrum approximately 700 m to the east of the site.  The Transitway is planned to be extended west through the site to Scotiabank Place, and then south to Hazeldean Road.  Transportation staff have confirmed that the alignment and the proposed 25 m corridor width will be sufficient to accommodate the future rapid transit corridor.     

 

The Mixed-Use Centre designation permits a broad variety of uses and encourages transit-supportive lands 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.  The “Town Centre” overlay identifies Mixed-Use Centres that are planned to accommodate at least 10,000 jobs.

 

The Low Density Employment Area designation permits the following uses: restricted industrial uses including offices; automotive commercial uses; large retail warehouses; retail warehouses; business park retail outlets; planned retail centres; accessory commercial development; and home renovation uses. 

 

The Kanata Town Centre Site-Specific Policies set an employment target of at least 12,500 jobs for all of the lands in the Town Centre.  Most of the employment target is intended to be achieved on lands within the “Central Business District” and “Main Street” designations, which are located to the east of the “Regional Shopping Centre” designation (Kanata Centrum).  The proposed development will add some employment at relatively low densities to the Town Centre, in keeping with the general intent of the Low Density Employment Area designation.

 

The two proposed retail buildings are consistent with the Mixed-Use Centre policies, which permit retail uses.  Although the Low Density Employment Area policies permit some retail uses such as business park retail outlets, home renovation centres, retail warehouses and large retail warehouses, the designation does not specifically permit retail stores. 


The proposed optical store is classified as a retail store use, and a site-specific Official Plan amendment is required to permit this use in the Low Density Employment Area designation.  The details of the Phase II retail use have not yet been established.  However, a retail use with a gross floor area between 1,858 and 4,999 m2 could potentially be defined as a retail warehouse, which is already permitted in the Low Density Employment Area designation.

 

The retail policies for the Low Density Employment Area were introduced to the Official Plan while the Kanata Regional Shopping Centre was in the early stages of development.  The general purpose of the policies was to protect the planned function of the Regional Shopping Centre, while still allowing some larger retail uses to be developed in the Low Density Employment Area.  Specifically, a market study was required to permit a retail warehouse in the Low Density Employment Area until the Regional Shopping Centre reached a gross leasable area of 50,000 m2; and a large retail warehouse was not permitted until the Regional Shopping Centre reached 50,000 m2 in size.  The Regional Shopping Centre now exceeds the 50,000 square metres threshold. 

 

Given the current size of the Regional Shopping Centre and the small size of the proposed optical store, there will be no impact to the planned function of the Regional Shopping Centre.  The optical store is also compatible with the existing retail and service commercial uses in the immediate area.  Based on the foregoing, the Department recommends creating a Special Policy Area within the Low Density Employment Area designation to permit a retail store on the subject lands.  The draft Official Plan amendment is included in Document 4.

 

The self-storage industry has evolved, with some developers including the developer for the subject property now preferring to locate their facilities in high traffic areas within or adjacent to retail commercial nodes, and with good visibility and access from highways and arterial roads.  The subject property meets the locational needs for the proposed self-storage facility.  The use is also compatible with the adjacent retail and service commercial uses and the Ministry of Transportation works yard.  Further, the proposed self-storage facility will have a relatively compact form given the six-storey building height and the small amount of required parking. 

 

Negative impacts that are sometimes associated with self-storage facilities will be minimized.  The building will be finished with good quality exterior materials including a stone base, an Exterior Insulation and Finish System, stucco, and a relatively high percentage of glazing.  The building will also be articulated in plan and elevation, and will have a cornice at the roofline.  The storage units will be accessed primarily by the drive-in vehicle loading area, which will internalize loading activities inside the building.  The proposed architectural treatment is generally compatible with the uses in the vicinity of the site, and will be addressed in greater detail through the site plan approval process. 

 

The Site-Specific Policies for the Kanata Town Centre include a range of land use designations including the Low Density Employment Area designation that applies to the site, as well as Central Business District, Main Street, Regional Shopping Centre, Community Commercial and Town Centre Residential designations.  The Low Density Employment Area designation is the most appropriate designation within the Kanata Town Centre to accommodate the proposed self-storage facility. 

 

The Department recommends that the proposed Special Policy Area for the Low Density Employment Area specifically permit a self-storage building to clarify that this use will be permitted.  It is also recommended that a maximum of one self-storage building be permitted and that the maximum ground floor area be restricted to 2,500 m2.  The purpose of this policy is to ensure that the site will be developed with a mix of uses and to require a compact development form for the self-storage building. 


PART B - THE AMENDMENT

 

1.     Introduction

 

All of this part of this document entitled Part B - The Amendment, consisting of the following text and map attached as Schedule “A”, constitutes Amendment No. X to the City of Ottawa Official Plan.

 

2.     Details

 

The following changes are hereby made to the Site-Specific Policies for the Kanata Town Centre in Volume 2-B of the City of Ottawa Official Plan:

 

a)      Section 5.7.5.5, Low Density Employment Area, is amended to add the following new subsection following the subsection for the “Special Policy Area”:

 

Special Policy Area 1

 

In the Low Density Employment Area – Special Policy Area 1, the permitted uses shall include the following:

 

(i)                  All of the uses permitted in the Low Density Employment Area located north and west of the interchange of Highway 417 and Terry Fox Drive;

(ii)                A maximum of one self-storage building with a maximum ground floor area of 2,500 m2; and

(iii)               Retail store.”

 

b)      Schedule “B-1” – Kanata Town Centre is amended by changing the designation of 280 Didsbury Road from “Low Density Employment Area” to “Low Density Employment Area – Special Policy Area 1” as shown on Schedule “A” attached hereto.

 

3.  Implementation

 

The implementation of this Amendment to the Official Plan shall be in accordance with the respective policies of the City of Ottawa Official Plan.

 

 

 


Schedule “A” of Amendment No. X to the City of Ottawa Official Plan


DETAILS OF RECOMMENDED ZONING                                                       DOCUMENT 5

 

1.                  The lands municipally known as 280 Didsbury Road as shown on Document 1 shall be rezoned from “M1C-1(H)” (Light Industrial, Mixed, Exception 1, Holding) to “M1C-X (H)” (Light Industrial, Mixed, Exception X, Holding).

 

2.                  The following site-specific provisions shall apply to the “M1C-X” Zone:

a)                  The permitted uses are:

(i)                  All uses permitted in the “M1C” Zone;

(ii)                Office Designing;

(iii)               Furnish and Rental of Furnishings;

(iv)              Recreational Establishment;

(v)                Restaurant;

(vi)              Restaurant, Fast Food;

(vii)             Restaurant, Full Service;

(viii)           Restaurant, Take-Out;

(ix)              Automotive Mall;

(x)                Automotive Parts and Accessories Store;

(xi)              Automotive Sales/Rental Centre;

(xii)             Automotive Service Centre;

(xiii)           Uses lawfully in existence on the date of the enactment of this By-law are permitted uses;

(xiv)           Planned Retail Centre;

(xv)            Retail Warehouse;

(xvi)           Retail Store;

(xvii)         Warehouse.[ITS1] 

b)                  Despite subsection 2.101 of the Kanata Town Centre – Special Employment Area By-law No. 142-93, for the lands zoned “M1C-X”, the term “Warehouse” means a building used for the storage and distribution of goods and equipment including self-storage units and mini-warehouses and may include accessory retail sales as well as one accessory dwelling unit for a facility manager.

c)                  Maximum gross floor area for a Retail Store:  600 square metres

d)                  Maximum of one Warehouse building is permitted with a maximum ground floor area of 2,500 square metres.

e)                  Minimum Front Yard Depth:  three metres

f)                    Minimum Exterior Side Yard Width:  three metres; except that the minimum exterior side yard width will be increased to 10 metres adjacent to the portion of Goulbourn Forced Road that is or will be located within 40 metres of a rapid transit corridor.

g)                  Minimum Interior Side Yard Width: 2 metres

h)                  Maximum Building Height: 24.0 metres

i)                    Minimum of 0.121 parking spaces per 100 square metres of gross floor area will be required for a Warehouse.

j)                    Minimum parking ratio of 3.4 spaces per 100 square metres of gross floor area will be required for a Retail Store or a Retail Warehouse.

k)                  Despite the provisions of subclause 5.15(b)(ix), a landscape strip will not be required between a parking area or paved area and a side lot line that is occupied by a drive aisle shared with an adjacent lot.

l)                    Despite the provisions of subclause 5.15(c)(i), each parking space will be a minimum of 5.2 metres long except that parallel parking spaces will be a minimum of 6.5 metres long.

m)                Despite the provisions of subclause 5.15(c)(ii), a private approach designed for two-way vehicular movement will have a minimum unobstructed width of 6.7 metres exclusive of any islands, or other such physical separation.

n)                  For the lands subject to a holding provision denoted by the “H” suffix and zoned “M1C-X”, the “H” provision will only be lifted to permit a Retail Warehouse after the City has approved a traffic study that identifies the roadway/intersection modifications required to support the scale of the proposed Retail Warehouse.  Prior to the lifting of the holding provision, the permitted uses are the uses permitted in the “M1C-X” zone other than a Retail Warehouse.

 

 

 


CONSULTATION DETAILS                                                                                DOCUMENT 6

 

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. 

PUBLIC COMMENTS

 

1) Comment: I believe strongly that no further commercial development - including enlargement of the Canadian Tire store - should be approved for this area without a re-work (i.e. widening) of the intersection of this road with Terry Fox. I was astonished a couple years ago when the Canadian Tire gas bar opened across from the already-congestive Sunoco gas bar without a re-work of this corner.

 

This short stretch of Goulbourn has already become inadequate, congested and even dangerous due to the lack of curbing, lack of defined lanes at the intersection, lack of a sidewalk, too much entering and exiting traffic at the two gas bars, the already heavy traffic flow to Canadian Tire and Staples, and the heavy traffic crossing Terry Fox to and from the Centrum. At present, there are really only two (badly defined) lanes in and out (one of each) of Goulbourn at this intersection.

 

I further believe that the businesses in this corner of the Centrum area should pay for the required upgrades, if they are desired before the city would otherwise do the work in the course of normal development.

 

Response: The proposed zoning will permit the Phase I development including a self-storage building and a small retail store.  Both of these uses are low traffic generators, and a transportation impact assessment is not required under the City’s Transportation Impact Assessment Guidelines. The proposed Phase II development includes a large retail use, which is not permitted until the City approves a transportation impact assessment supporting this use. 

 

Transportation staff are currently undertaking a comprehensive review of the transportation impact of several developments proposed in the Didsbury Road/Goulbourn Forced Road/Campeau Drive area including an 11,700 m2 home improvement store at 375 Didsbury Road, a 16,500 m2 supermarket at 325 Didsbury Road, a 4,705 m2 retail use at 30 Goulbourn Forced Road and the proposed development at 280 Didsbury Road.  The details of the specific road modifications that will be required to accommodate the proposed developments will be addressed later through the site plan approval process, including the construction phasing and the responsibilities for costs.


OFFICIAL PLAN AND ZONING - 280 DIDSBURY ROAD

PLAN OFFICIEL ET ZONAGE - 280, CHEMIN DIDSBURY

ACS2007-PTE-APR-0125                                                            KANATA NORTH (4)

 

(This application is not subject to Bill 51)

 

That the Planning and Environment Committee recommend Council:

 

1.         Approve and adopt an amendment to the Kanata Town Centre Site-Specific Policies in Volume 2-B of the City of Ottawa Official Plan to redesignate 280 Didsbury Road from "Low Density Employment Area" to "Low Density Employment Area - Special Policy Area 1", as detailed in Document 4.

 

2.         Approve an amendment to the former City of Kanata Zoning By-law No. 142-93 to change the zoning of 280 Didsbury Road from “M1C-1(H)” (Light Industrial, Mixed, Exception 1, Holding) to “M1C–X(H)” (Light Industrial, Mixed, Exception X, Holding), as shown in Document 1 and detailed in Document 5.

                                                                                                CARRIED

 

 

At the request of Planning, Transit and Environment staff, the following technical amendment was brought forward:

 

Moved by P. Feltmate

 

1.         That Report Reference No. ACS2007-PTE-APR-0125 dealing with Official Plan and Zoning By-law amendment applications for the property at 280 Didsbury Road be amended according to the following:

 

a)                  That Subsection 2(f) of Document 5, Details of Recommended Zoning, be deleted and replaced with the following:

 

“Minimum Exterior Side Yard Width: three metres”

 

 

b)                  That Subsection 2(g) of Document 5, Details of Recommended Zoning, be deleted and replaced with the following:


 

“Minimum Interior Side Yard Width: two metres; except that the minimum interior side yard width shall be reduced to zero metres for a side lot line located adjacent to an existing or future rapid transit corridor.” 

 

                                                                                    CARRIED

 

2.         That Subsection 2(k) of Document 5, Details of Recommended Zoning, be deleted and replaced with the following:

 

“Despite the provisions of subclause 5.15(b)(ix), a landscape strip is not required between:

 

i.                    a parking area or paved area and a side lot line that is occupied by a drive aisle shared with an adjacent lot; and

ii.                  a parking area or paved area and a side lot line located adjacent to an existing or future rapid transit corridor.”

 

And that no further notice be given under Subsection 34(17) of the Planning Act.

 

                                                                                                CARRIED


 [ITS1]There is no such zone as the M1C-1 zone – that is the problem with that particular holding zone.  You should simply list all of the uses again, together with “Retail Store” and “Warehouse” as they appear in the M1C-1(H) zone.