Kanata Centrum Cover

Transcription

KANATA
CENTRUM
255 KANATA AVENUE
OFFICIAL PLAN AMENDMENT
ZONING BY-LAW AMENDMENT
JUNE 2015
PREPARED BY:
FOTENN Consultants Inc.
223 Mcleod Street
Ottawa, ON K2P OZ8
(613) 730-5709
PREPARED FOR:
Kanata Entertainment Holdings
570 Kanata Avenue
Kanata, ON K2T 1K5
255 KANATA AVENUE| PLANNING RATIONALE | JUNE 2015 | 1
1.0
INTRODUCTION
FOTENN Consultants Inc. has been engaged by Kanata Entertainment Holdings Inc. to
assess the appropriateness of a proposed two (2)-storey mixed-use building along
Kanata Avenue in the Kanata Centrum Shopping Centre (‘Centrum’). The lands (‘Subject
Site’), are located in the west Ottawa community of Kanata, west of Lord Byng Way and
known municipally as 255 Kanata Avenue (Figure 1).
FIGURE 1: SITE LOCATION
The proposed Official Plan Amendment and Zoning By-law Amendment applications will
permit the development of the Subject Site with approximately 2,500 m2 (27,000 ft2) of
retail and office uses. The retail uses will be contained on the ground floor while the
office use will be located above on the second floor. The development will occupy space
currently used for surface parking serving uses on the Centrum lands.
2.0
DEVELOPMENT APPLICATIONS
2.1
OFFICIAL PLAN AMENDMENT
The Official Plan Amendment seeks to amend the Kanata Town Centre Secondary Plan.
The Secondary Plan designates the Subject Site as Regional Shopping Centre-3 (RSC-3),
which seeks to establish a high-density office employment area with the potential for
high density residential uses and a limited amount of retail and services uses on the
ground floor level of an office or residential structure. The RSC-3 designation further
requires that the main entry for each use to be from Kanata Avenue.
It is FOTENN’s opinion that the applicable policies do not reflect the character of the
area today and requires design options that are not feasible or realistic. The proposed
development generally meets the intent of the overall designation and is more reflective
of an evolution of the current context with the future development of the site. As such,
the following amendments to the Secondary Plan are requested:


2.2
To permit Retail as the primary use and Office as the secondary use;
To permit the primary entry from the Centrum instead of Kanata Avenue.
ZONING BY-LAW AMENDMENT
The Zoning By-law Amendment seeks to amend the provisions of the City’s
Comprehensive Zoning By-law 2008-250, which currently zones the site Mixed-Use
Centre Subzone 10 (MC10), in line with the RSC-3 designation in the Secondary Plan.
3.0
SUBJECT SITE AND SURROUNDING CONTEXT
The Subject Site is located within the northwest quadrant of the Centrum. More
specifically, the lands are bounded by Kanata Avenue, an entrance into the Centrum, as
well as parking and additional commercial building serving the shopping centre.
The site is currently occupied by parking and some landscaping bordering the parking
area.
Surrounding land uses include:
North:
Immediately north of the site is Kanata Avenue, which is roughly a full storey elevated
above the grade of the Subject Site. Further north is a large vegetated area as well as the
Forest Hill Long Term Care Home.
East:
To the east is a parking area serving the Centrum and a Holiday Inn. Further east is the
Queensway/Trans-Canada Highway.
South:
The Subject Site is bordered to the south by a more recently built single-storey
Milestones restaurant and associated parking. Further south are additional retail buildings
which include a CIBC Bank Branch, a Home Outfitters and Pet Smart store.
West:
Tot the west is additional parking and landscaped area similar to the Subject Site.
4.0
PROPOSED DEVELOPMENT
As depicted in the Concept Plan (see Appendix A) and the Site Plan, the Subject Site is
proposed to be developed as a retail/office building with 1,848 m2 (19,895 ft2) of retail at
grade and 659 m2 (7,090 ft2) of office above on the second floor. The retail portion will
be divided into three (3) separate units. Parking will be provided from the existing
parking areas of the Centrum and a new loading area will be provided at the southeast
corner of the building. The development will be modern in design with a variety of
materials being employed and heavy fenestration. The opportunities for future entrances
off Kanata Avenue, along with smaller retail occupancies has been factored into the
design through building elevation variations and secondary entrances. The building itself
will measure a maximum of 63.4 metres in width and 35.4 metres in depth with an overall
height of 11.0 metres (30 feet).
5.0
REVIEW OF POLICY AND REGULATORY DOCUMENTS
5.1
CITY OF OTTAWA OFFICIAL PLAN
5.1.1
CITY OF OTTAWA OFFICIAL PLAN (2003, CONSOLIDATED)
The City of Ottawa Official Plan designates the Subject Site, Mixed-Use Centre and Town
Centre (Figure 2) in Schedule B: Urban Policy Plan of the Official Plan. No additional
policy information is provided for Town Centre area, however lands within the Mixed-Use
Centre designation are strategically located on the rapid-transit network, adjacent to
major roads, and act as focal points of activity – both locally and regionally. They are
integral to the City’s strategy of accommodating growth and are intended to support
intensification to achieve compact and mixed-use development. Intensification in MixedUse Centres will support the public transit system, create an essential community focus,
allow for minimum travel, and minimize disruption in existing stable neighbourhoods.
Transit-supportive land uses are permitted in the Mixed Use Centre designation,
including: offices, schools, hotels, hospitals, large institutional buildings, community
recreation and leisure centres, daycare centres, retail uses, entertainment uses, services,
high- and medium-density residential uses and mixed-use development involving any of
the above.
FIGURE 2: OFFICIAL PLAN DESIGNATIONS
EMPLOYMENT AREA
MIXED USE CENTRE
GENERAL URBAN AREA
5.1.2
SUBJECT SITE
MAJOR OPEN SPACE
CITY OF OTTAWA OFFICIAL PLAN AMENDMENT NO. 150 (DECEMBER 2013)
In 2013, the City of Ottawa reviewed its Official Plan which resulted in numerous changes
to policy references and to land use designations. OPA 150 was recently approved by
both Ottawa City Council and the Ministry of Municipal Affairs and Housing. The OPA is
currently under appeal. Though not in full force and effect, all new applications must
‘have regard’ for the revised policies of OPA 150. This section summarizes the applicable
revised policies.
Section 3.6.2 – Mixed-Use Centres and Town Centres.
This section has been amended to include policies regarding Town Centres and discusses
the role of Mixed-Use Centres and Town Centres both independently and in tandem. The
general direction of Section 3.6.2 is maintained with further emphasis on the central role
these areas play within their respective neighbourhoods and the city at large. OPA 150
emphasizes that in the long term, the centres will become complete, liveable
communities that attract people for the jobs, leisure, and business opportunities they
provide anchored by rapid transit.
Compared with Mixed-Use Centres, the Town Centres are more diverse and have a larger
role as centres for the communities around them, offering close-to-home opportunities
for shopping, leisure and other activities.
Ultimately, both Town Centres and Mixed-Use Centres will become more transitsupportive destinations through intensification and development of vacant land.
The policies of the revised Section 3.6.2 support a broad variety of land uses at transitsupportive densities, such as offices, hotels, retail uses, entertainment uses, and services
such as restaurants. The policies also encourage these uses in mixed-use development.
The proposed development is for a mixed-use retail and office development located on
lands formerly occupied by surface parking. The proposed development further
encourages the use of transit with the variety of uses available at the Kanata Town
Centre. The proposal maintains the policies of OPA 150 and is supported by Section 3.6.2.
5.2
FORMER CITY OF KANATA – TOWN CENTRE SITE SPECIFIC POLICIES
Prior to amalgamation, the former City of Kanata established site specific policies for the
Kanata Town Centre. Policies sought to establish the Town Centre as an active, vibrant
core area containing a diverse mix of urban uses arranged in a form and a scale, which is
both human and appropriate to its function.
Schedule B-1 designate the Subject Site as ‘Regional Shopping Centre-3’ (RSC-3) which
aims to provide a Major Urban Facility as well as a broad range of services and other
central-place activities, high density employment and some high density residential
development. The RSC-3 designation establishes the following site specific policies:

This designation is intended to be a high density office employment area with
the potential for high density residential uses and a limited amount of retail
and service uses on the ground-floor level of an office or residential structure.
The retail and service uses shall be oriented to, and the main entry for each use
shall be from, Kanata Avenue, the common pedestrian-vehicular way which
extends in a southerly direction from the proposed intersection of Main Street
and Kanata Avenue, Earl Grey Drive or Lord Byng Way, or by means of a lobby
which has its entry from one of these streets.

This area is intended as a transitional area from the Central Business District
and the Main Street area on the north side of Castlefrank Road to the RSC-2
area to the south. It is intended that this designation shall contribute to
achieving the level of employment development that is contemplated for the
Kanata Town Centre in this Official Plan.

In order to relate the retail and service uses to the primary office and
residential uses intended for the RSC-3 lands, and achieve a transition from the
CBD lands to the RSC-2 lands, the implementing zoning by-law shall establish
a maximum unit size for all retail and service uses in the RSC-3 designation,
except for retail and services uses which are related to an operated by the
primary occupants of the office building in which they are located. Free
standing buildings containing retail and services uses such as those located in
the RSC-1 area are not permitted in this area.
FIGURE 3: KANATA TOWN CENTRE SECONDARY PLAN
Despite the desire for development to front onto Castlefrank (now Kanata Avenue), this
does not serve a functional purpose due to the significant grade change between the site
and Kanata Avenue. Furthermore, at this time, there is no activity along Kanata Avenue,
with no sidewalk along the southern side of Kanata Avenue and no on street parking.
Additionally, there is over 20 metres of separation between the lot line and the edge of
the asphalt on Kanata Avenue, thus creating a very harsh and unrealistic environment for
retail uses. As such, the proposed development is mainly oriented toward the Centrum,
focusing on building a denser and more urban environment within the shopping centre.
The building design has incorporated flexibility into the Kanata Avenue frontage to allow
for smaller retail occupancies and entrances from the north in the future.
5.3
CITY OF OTTAWA COMPREHENSIVE ZONING BY-LAW (2008-250)
The Subject Site is zoned ‘Mixed-Use Centre Subzone 10 (MC10)’ in the City of Ottawa
Comprehensive Zoning By-law (2008-250) (Figure 4). Subzone 10 identifies specific
provisions for development within this zone.
FIGURE 4: ZONING MAP
The MC zoning permits a wide range of uses including retail and office uses, however
subzone 10 requires that any retail uses located within an office building, must be located
on the ground floor closest to the level of the finished grade of Castlefrank Road (now
Kanata Avenue).
The purpose of the MC zone is to:
1) Ensure that the areas designated Mixed-Use Centres in the Official Plan
accommodate a combination of transit-supportive uses such as offices, secondary
and post secondary schools, hotels, hospitals, large institutional buildings,
community recreation and leisure centres, day care centres, retail uses,
entertainment uses, services uses such as restaurants and personal service
businesses, and high- and medium-density residential uses;
2) Allow the permitted uses in a compact and pedestrian-oriented built form in
mixed-use buildings or side by side in separate buildings; and
3) Impose development standards that ensure medium to high profile development
while minimizing its impact on surrounding residential areas.
The uses permitted in within the MC zone include but not limited to:













Animal care establishment
Apartment dwelling, low-rise
Apartment dwelling, mid-high rise
Bank
Bar
Cinema
Drive-through facility
Instructional facility
Office
Retail store
Service and repair shop
Small batch brewery
Training centre
As noted previously, Subzone MC10 limits the following uses to the ground floor closest
to the level of the finished grade of Castlefrank Road (Kanata Avenue) of a building
containing a broadcasting studio, an office, a production studio, a research and
development centre, a residential use or a technology industry, and that each individual
use does not exceed 200 m2 in gross leasable floor area (GFA):











Animal care establishment
Bar
Convenience store
Instructional facility
Personal service business
Post office
Restaurant, fast food or full service
Retail food store
Retail store
Service and repair shop
Small batch brewery
Table 1: Zoning Conformity for Proposed Development
Provision
Requirement (based
on MC10 zone)
Proposed
Compliance ( or )
Minimum Lot
Width (m)
No minimum
N/A

Minimum Lot
Area (m²)
No minimum
N/A

Provision
Requirement (based
on MC10 zone)
Proposed
Maximum
Building Height
within 3 m of
Kanata Avenue
(m)
11
10.97

Minimum Front
Yard Setback
(m)
No minimum
N/A

Minimum Rear
Yard Setback
(m)
No minimum
N/A

Minimum Corner
Side Yard
Setback (m)
No minimum
N/A

Minimum Interior
Side Yard
Setback (m)
No minimum
N/A

Minimum
Building
Separation on a
Lot Between
Main Buildings
(m)
12
3.54

Maximum GFA
of Retail Use
2
(m )
200
1,843

Minimum Width
of Landscape
Area
No minimum, except
that where a yard is
provided and not
used for required
driveways, aisles,
parking, loading
spaces or outdoor
commercial patio,
the whole yard must
be landscaped.

Provision
Requirement (based
on MC10 zone)
Proposed
3

2063

2063
Existing
Front Yard
Setback for
Surface Parking
(m)
3 (from Kanata Ave)
Minimum
Parking Space
Rates Within
600 m of a
Rapid Transit
Station (Section
101)
3.4/100 m
Maximum
Parking Space
Rate Within 600
m of a Rapid
Transit Station
(Section 103)
4.0/100 m
Loading Space
(Section 113)
2
1

Driveway Width
(Section 107)
6.7 m for double lane
traffic
6.7 m

Aisle Width
(Section 107)
For 90 degree
parking spaces – 6.7
m
6.7 - 9m

Bicycle Parking
(Section 111)
1 per 250 m of GFA
(12)
12 spaces

2
(1445 spaces)
2
(1700)
Non-conforming
2
When the zoning for the Centrum shopping centre was established, a very specific vision
existed for the site with larger visions for the surrounding area as well. With this in mind,
the specific zoning for the Subject Site seeks to establish a vision that has not come to
fruition. The intent appears to place the emphasis along Kanata Avenue, however at this
point in time Kanata Avenue is not an appropriate commercial/retail thoroughfare,
particularly due to the topographical challenges facing this particular site and lack of
development on the north side of the roadway. For these reasons, fully orienting the
newly proposed uses to Kanata Avenue is not a viable option.
The existing zoning further restricts the floor area of retail uses on the Subject Site. The
intent of this restriction was to specify a range of uses different from that of the
remaining Centrum. Though the proposal exceeds the area of retail uses, the intent for a
mix of uses at Centrum is maintained. Though modest in size, the proposed office use
adds to the variety of uses in the area and adds an additional transit supportive use in the
area. The reduced office space also reflects the changing context in Kanata where more
recent office development has been located along March Road. As such, the proposal
reflects the present context while adding to the variety of uses available at the Centrum
and around the Terry Fox Rapid Transit Station. The proposed development, providing
intensification of this area of the Centrum, allows for a logical stepping stone to further
intensification of the Centrum in the future.
The proposed development meets the vast majority of the applicable zoning provisions
The required amendment seek to permit the development of a mixed-use development
consistent with the existing Centrum development and in keeping with the general intent
of the Mixed-Use Centre designation in the Zoning By-law to develop transit supportive
uses within easy walking distance to a rapid transit station.
6.0
CONCLUSIONS
The proposed development complies with the applicable policy and regulatory
framework, as described below:

The Subject Site is designated ‘Mixed-Use Centre and Town Centre’ in the City of
Ottawa Official Plan (2003, Consolidated). The mixed-use retail/office use
proposed for the Subject Site is consistent with the policies of the Official Plan.

Official Plan Amendment 150 maintains the ‘Mixed-Use Centre and Town Centre’
designation with refined wording additional policies specific to Town Centres. The
proposal continues to support the policies of OPA 150 with the addition of transitsupportive uses.

The Subject Site is designated ‘Regional Shopping Centre – 3’ in the Former City
of Kanata – Kanata Town Centre Site Specific Policies. The site specific policies
established specific development provisions for the site including orienting the
main uses toward Castlefrank Avenue (now Kanata Avenue) and seek to establish
primarily office uses within the portion of the Centrum. The proposed
development does not meet the site specific policies as the vision established in
the Site Specific Polices has not developed due to a variety of factors. The
Proposal office space and is oriented toward the existing commercial/retail area
and toward the Rapid Transit Station. The intensification of the northern portion
of the Centrum will assist in triggering further intensification in the vicinity of
Kanata Avenue.

The Subject Site is zoned ‘Mixed-Use Centre Subzone 10 (MC10)’ in the City of
Ottawa Comprehensive Zoning By-law (2008-250). The MC zoning seeks to
accommodate a range of transit-supportive uses in close proximity to Rapid
Transit Stations. Subzone 10 implements site specific provisions to help implement
the Site Specific Policies. As noted, the proposal reflects the changing context
around the Centrum, and is in line with the development of the Centrum and
Kanata at large. Although the Amendment seeks to change some provisions such
as permitting a retail gross floor area greater than 200 m2 and entrances oriented
away from Kanata Avenue, the proposal continues to meet the intent of the Bylaw by introducing additional transit supportive uses with both retail and office
space within close walking distance to a Rapid Transit Station.
Based on the above analysis, the proposed development represents, in our professional
opinion, good planning and is in the public interest.
Carl Furney, MCIP RPP AICP
Senior Planner
Michael Szilagyi, MCIP RPP
Planner
255 KANATA AVENUE | PLANNING RATIONALE | JUNE 2015
APPENDIX A:
PROPOSED CONCEPT PLAN

Kanata Centrum Cover

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