KANATA WEST BUSINESS PARK. Subdivision, Official Plan Amendment & Zoning By-law Amendment. Planning Rationale

Transcription

1 KANATA WEST BUSINESS PARK Subdivision, Official Plan Amendment & Zoning By-law Amendment Planning Rationale February 2014

2 PREPARED BY: FOTENN Consultants Inc. 223 McLeod Street Ottawa, ON K2P 0Z fotenn.com PREPARED FOR: West Ottawa Land Holdings Inc. 225 Metcalfe Street, Suite 708 Ottawa, ON K2P 1P

3 KANATA WEST BUSINESS PARK PLANNING RATIONALE FEBRUARY 2014 TABLE OF CONTENTS 1.0 Introduction Application History Development Applications Plan of Subdivision Official Plan Amendment Zoning By-law Amendment Subject Lands and Surrounding Context Proposed Development Uses Site Design Access Review of Policy and Regulatory Documents City of Ottawa Official Plan City of Ottawa Official Plan (2003, Consolidated) City of Ottawa Official Plan Amendment No. 150 (December 2013) Kanata West Concept Plan City of Ottawa Comprehensive Zoning By-law ( ) Conclusions Appendix A: Proposed Concept Plan

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5 KANATA WEST BUSINESS PARK PLANNING RATIONALE FEBRUARY INTRODUCTION FOTENN Consultants Inc. has been engaged by the West Ottawa Land Holdings Inc. to assess the appropriateness of an office/mixed-use business park on the lands located west and north of Palladium Drive (the Subject Lands ) located in the west Ottawa community of Kanata (Figure 1). FIGURE 1: SITE LOCATION The proposed Official Plan Amendment, Plan of Subdivision and Zoning By-law Amendment applications will permit the development of the Subject Lands with approximately 291,000 square metres of office and industrial uses and 28,300 square metres of retail uses. Each of the development blocks within the business park will be developed by way of future, independent Site Plan Control applications which will address building placement, lot access, parking and landscaping.

6 KANATA WEST BUSINESS PARK PLANNING RATIONALE FEBRUARY APPLICATION HISTORY Plan of Subdivision and Zoning By-law Amendment applications were previously submitted for a portion of the Subject Lands and also included the Tanger Outlet Centre lands, southeast of the Subject Lands (see Figure 1). The original applications were revised to consider the Tanger Outlet lands separately. Those applications have been completed and the Outlet Centre is now under construction. Additional lands to the north have since been acquired by West Ottawa Land Holdings Inc. (the Denison Lands ) and now form part of the current applications. 2.0 DEVELOPMENT APPLICATIONS 2.1 PLAN OF SUBDIVISION A Plan of Subdivision is required for all development applications within the Kanata West Concept Plan (KWCP) area. The Plan of Subdivision will create development blocks (as per the Concept Plan), new public streets, and blocks for the Feedmill Creek corridor. The Plan of Subdivision includes a total area of approximately 193 acres and will create 35 development blocks, create new public roads, additional widenings along existing roadways, create new SWM block, and protect the Feedmill Creek corridor. TABLE 1: PLAN OF SUBDIVISION BLOCKS BLOCK NUMBER AREA (m 2 ) AREA (ACRES) USE 1 42, , , , , , , , , , , , , , , , , , Business Park/Industrial/Retail

7 KANATA WEST BUSINESS PARK PLANNING RATIONALE FEBRUARY BLOCK NUMBER AREA (m 2 ) AREA (ACRES) USE 19 12, , , Business 22 26, Park/Industrial/Retail 23 32, , , , Huntmar Road Widening 27 4, MTO Ramp 28 19, , Feedmill Creek 30 8, Signage Block , Business Park/Industrial/Retail 34 12, , TOTAL 658, In addition to the development blocks listed above, the Plan of Subdivision also creates three (3) new public streets. These new streets are three north-south streets including one which extends Palladium Drive to the north (Street 2) and another which extends north from the full movement, signalized intersection at the north end of the Tanger Outlet Centre (Street 3). A third road bisects the lands to the west of Palladium Drive to create appropriately sized development blocks (Street 1). Through the Plan of Subdivision, Campeau Drive would be extended west and the intersection of Palladium Drive and Campeau Drive would be realigned to create a right-angle intersection with a City designed traffic circle. Campeau Drive would also continue west to connect the other lands. The Plan of Subdivision application is accompanied by a Concept Plan prepared by David S. McRobie Architects Inc. The Concept Plan generally illustrates how the Subject Lands will be developed in compliance with the vision, guidelines, and design principles of the Kanata West Concept Plan (KWCP). The Concept Plan has been used as the basis for the Plan of Subdivision. 2.2 OFFICIAL PLAN AMENDMENT The Subject Lands are currently designated Enterprise Area and Mixed Use Centre in the City of Ottawa Official Plan. In 2013, the City of Ottawa undertook a comprehensive review of its Official Plan resulting in numerous changes in policy direction. Among these

8 KANATA WEST BUSINESS PARK PLANNING RATIONALE FEBRUARY new changes was the proposed creation of a Site Specific Exception for the Subject Lands that would permit retail uses on up to 10.6 hectares of the Subject Lands, with specific limiting provisions to ensure that retail development does not outpace office development. The proposed Official Plan Amendment No. 150 was adopted by Council on December 11, 2013, but has not yet been approved by the Ministry of Municipal Affairs and Housing (MMAH). As such, the proposed Official Plan Amendment would amend the current consolidation of the Official Plan to implement the new Site Specific Exception prior to Official Plan Amendment No. 150 being finalized. The privately initiated Official Plan Amendment would allow the implementation of City Council policy direction, concurrent to the Zoning By-law Amendment and Plan of Subdivision. It is anticipated that the Ministry will not take issue with the Council direction of the limited and strategic inclusion of retail uses on the Subject Lands. 2.3 ZONING BY-LAW AMENDMENT The Subject Lands are currently zoned Development Reserve (DR) in the City of Ottawa Comprehensive Zoning By-law ( ). The purpose of the DR zone is to recognize lands intended for future urban development. The proposed Zoning By-law Amendment would rezone the lands abutting the west side of Palladium Drive and south side of Campeau Drive from Development Reserve (DR) to Business Park Industrial Zone, Subzone X (IPX). The Business Park Industrial zoning for the remainder of the lands would permit a mix of office, office-type uses, and light-industrial uses in a business park setting. A range of small-scale complementary uses would also be permitted in this area including convenience stores, personal service businesses, recreational and athletic facilities, and restaurants. The proposed Subzone would implement the policies proposed in Official Plan Amendment No. 150, as approved by Council on December 11, 2013, which permits retail uses on up to 10.6 hectares of the Subject Lands. The details of this Amendment are discussed in greater detail in section 5.2 below. 3.0 SUBJECT LANDS AND SURROUNDING CONTEXT The subject lands are located within the northwest quadrant of the Kanata West Concept Plan (KWCP) study area. More specifically, the lands are bounded by Huntmar Drive to the east and Highway 417 to the south. The lands consist of two (2) properties including 425 Huntmar Drive to the north and 3001 Palladium Drive to the west. Combined, the L- shaped parcel of land has a total area of 65.8 hectares (162.5 acres). The majority of the Subject Lands are agricultural crop land. Less productive lands are located adjacent to the Feedmill Creek valley and the lands closest to Highway 417. There are no buildings located on the Subject Lands. Surrounding land uses include:

9 KANATA WEST BUSINESS PARK PLANNING RATIONALE FEBRUARY North: To the north of the subject property are agricultural lands which are currently outside of the City of Ottawa urban boundary. East: To the southeast, the Riocan-Tanger Outlet Centre, a major retail shopping centre, is currently under construction. The Minto Arcadia residential subdivision is currently under construction on the east side of Huntmar Drive, north of the future Campeau Drive extension. South of the extension are future development lands. Further east is the Carp River. South: The Subject Property is bordered to the south by Highway 417, a controlled-access freeway owned by the Province of Ontario. On the south side of the highway are the existing Palladium Auto Park which features several new car dealers and the Canadian Tire Centre, a professional sports stadium. West: West of the Subject Property are mineral aggregate extraction lands which are presently being used as an active quarry. Further to the west is the Carp Waste Management facility. 4.0 PROPOSED DEVELOPMENT As depicted in the Concept Plan (see Appendix A) and the draft Plan of Subdivision, the Subject Lands are proposed to be developed as an office/industrial park with retail uses at strategic locations throughout. The Plan of Subdivision creates a grid network of streets focused around an extension of Campeau Drive and link the thirty-one (31) blocks for development while providing possibility of future connections to adjacent lands. 4.1 USES It is intended that the office/industrial park would accommodate those uses encouraged in the applicable land use designations, including Enterprise Area in the Official Plan and Prestige Business Park in the Kanata West Concept Plan. The Enterprise Area designation permits a variety of industrial and employment-generating uses, such as warehousing and distribution, manufacturing, communications, storage, construction, office, institutional, and research and development. A site-specific exception to the Enterprise Area for the Subject Lands in the City of Ottawa s recently approved Official Plan Amendment No. 150 (discussed in Section 5.2 below) permits retail uses on up to 10.6 hectares of the Subject Lands. The Prestige Business Park designation encourages research and development facilities, high tech offices, laboratories, and training centres. Both designations also permit supportive, secondary uses such as bank, convenience store, and daycare uses.

10 KANATA WEST BUSINESS PARK PLANNING RATIONALE FEBRUARY SITE DESIGN The Concept Plan prepared by David S. McRobie Architects Inc. (Appendix A) illustrates how the blocks depicted on the draft Plan of Subdivision could be developed. The renderings depict a generally low-profile building form (under four (4) storeys), which complies with the building heights envisioned for the Prestige Business Park designation in the Kanata West Concept Plan (KWCP). As promoted in the KWCP guidelines, a notable amount of greenspace is envisioned within the office/industrial park, especially along the Feedmill Creek corridor at the south end of the site. The development parcels proposed in the draft Plan of Subdivision comply with the minimum required lot area of 750 square metres under the proposed Business Park Industrial (IP) zoning. 4.3 ACCESS The proposed development will be accessed primarily via the extension of Campeau Drive. Local roads extend both north and south from Campeau Drive to provide access to other development blocks. An access road is proposed along the Feedmill Creek to provide access to the Stormwater Management Pond and Block 30, which is proposed as a signage block along Highway REVIEW OF POLICY AND REGULATORY DOCUMENTS 5.1 CITY OF OTTAWA OFFICIAL PLAN CITY OF OTTAWA OFFICIAL PLAN (2003, CONSOLIDATED) The City of Ottawa Official Plan designates the Subject Lands, situated west and north of the Palladium Drive interchange, as Enterprise Area (Figure 2). The purpose of the Enterprise Area is to ensure that sufficient areas of land are set aside for places of business and economic activity. The Official Plan promotes the integration of mediumand high-density housing into Enterprise Areas in ways that do not detract from the area s main employment focus. Permitted land uses within the Enterprise Area designation include industrial and employment-generating uses such as warehousing and distribution, manufacturing, communications, storage, construction, office, institutional, and research and development uses. Small-scale complementary uses such as health and fitness centres, child care establishments, and service commercial uses are also permitted. Residential uses are permitted within the Enterprise Area by means of a Zoning By-law Amendment. Permitted forms of residential uses include townhouses, stacked townhouses, or apartments. A minimum of 50% of the developable land within an Enterprise Area must be devoted to employment uses. A small portion of the Subject Lands, to be located on the southeast corner of the Palladium Drive and Campeau Drive roundabout, is designated Mixed-Use Centre in the Official Plan (Figure 2). The Mixed Use Centre designation is applied to lands that are strategically located along major roads and the City s rapid-transit network. It is intended

11 KANATA WEST BUSINESS PARK PLANNING RATIONALE FEBRUARY that these areas will undergo substantial growth in the form of compact, mixed-use development and that they become focal points of activity at both the local and regional scales. 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 ENTERPRISE AREA MIXED USE CENTRE SUBJECT PROPERTY 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. Ottawa Council adopted Official Plan Amendment (OPA) 150 to implement the changes in December 2013 and it is currently with the Ministry of Municipal Affairs and Housing (MMAH) for the Minister s Decision and final approval. For the purposes of this Planning Rationale, the current policies of the City of Ottawa Official Plan 2003, Consolidated May 2013 remain in full force and effect and have been reviewed and analysed for the proposed development. Although OPA 150 is not yet in full force and effect, the new policies relevant to the proposed development have been taken into consideration as the intended direction of City Council and are described below. Both of the designations noted in Section 5.1 above will continue to apply to the Subject Lands. In the Enterprise Area, building heights were specified through new policies. Lowrise will be permitted as-of-right in the Enterprise Area with taller building heights permitted around transit stations.

12 KANATA WEST BUSINESS PARK PLANNING RATIONALE FEBRUARY The proposed development is for low-rise (less than four (4) storeys) office and retail buildings across the entire Subject Property. Rapid Transit Services are planned in the long-term in the area which will create the opportunity for additional building heights. A site specific policy was also added which directly affects the Subject Lands. The new policy states: Development of the Enterprise Area located to the north of Highway 417 at the Huntmar Drive interchange is subject to the following: a. Retail development is permitted on a maximum of 10.6 net hectares of land but the amount of retail shall not exceed the amount of office by more than 8,000 square metres at any time; b. Retail in a mixed use building shall be included in the calculation of the 10.6 net hectare required by the policy; c. Residential development is permitted on a maximum of 1.3 net hectares within the remaining Enterprise Area land; and, d. Development within the remaining Enterprise Area shall provide for a minimum average density of 125 jobs per net hectare. As per the above provisions, up to 10.6 hectares of the Subject Lands which are designated Enterprise Area may be used for retail uses. As demonstrated on the Concept Plan (Appendix A), these retail lands are envisioned to be focused on the west side of Palladium Drive, south of the Campeau Drive extension. No changes were proposed to the Mixed Use Centre designation that will impact the proposed development. The proposed development of the Subject Lands as a Business Park with retail uses is consistent with the policies of the current Enterprise Area land use designation and the site specific exception to the Enterprise Area proposed by OPA No Specifically, it is intended that the development blocks created through the proposed Plan of Subdivision will be developed with the industrial, employment-generating uses and supporting uses intended for the Enterprise Area. The Subject Lands were previously used for agricultural purposes. As such, the Subject Lands are not characterized by circumstances such as the presence of soil contamination; truck routes or other streets that carry high volumes of heavy equipment; the location of trunk sewer or other infrastructure that would interfere with or raise safety issues; or the presence of industrial uses that by virtue of the generation of noise, fumes, heavy equipment movement, or external storage of large amounts of materials, constitute incompatible neighbours to residential uses. The proposed Official Plan Amendment would implement a Site Specific Exception for the Subject Lands that would permit up to 10.6 hectares of retail uses. Specific provisions proposed for the retail uses on the Subject Lands are consistent with the Site Specific

13 KANATA WEST BUSINESS PARK PLANNING RATIONALE FEBRUARY Exception proposed through the Comprehensive Official Plan Review, and subsequent Official Plan Amendment No. 150 approved by City Council on December 11, These provisions are discussed in greater detail in Section 5.2 below. 5.2 KANATA WEST CONCEPT PLAN In the fall of 2000, the Kanata West area was brought into the Urban Area through Amendment 9 to the former Region of Ottawa-Carleton Official Plan. Amendment 9 required that a Concept Plan be prepared to guide zoning, subdivision and public expenditures in the area. Further, the Concept Plan was to produce an innovative mixed use urban development where people would be able to live, work and play. The result of these objectives was the Kanata West Concept Plan (KWCP). The general land use and development principles of the Kanata West Concept Plan were completed in September 2002 and approved by City Council on March 26, The KWCP is the outcome of input from two (2) Steering Committees, together with environmental, engineering, transportation, market feasibility, urban design and land use studies and a significant public consultation process involving various stakeholders. The Subject Lands are primarily within the Prestige Business Park, with the small portion southeast of the new roundabout at Campeau Drive and Palladium Drive within the Intensive Employment Area designation (Figure 3). FIGURE 3: KANATA WEST CONCEPT PLAN LAND USE PLAN PRESTIGE BUSINESS PARK RIVER CREEK CORRIDOR SUBJECT PROPERTY INTENSIVE EMPLOYMENT AREA

14 KANATA WEST BUSINESS PARK PLANNING RATIONALE FEBRUARY INTENSIVE EMPLOYMENT AREA The Intensive Employment Area designation is intended to provide a high quality environment for the high technology sector and supporting uses. Uses recommended in this designation include employment uses (high technology offices, research and development centres, laboratories, and training centres), personal and communityservicing uses (banks, community health and social services, convenience stores, day care facilities, personal service businesses) and retail and specialty commercial. In terms of design guidelines, the KWCP encourages an urban grid street pattern with a long east-west axis and blocks with lengths approximately twice their width. Regularly spaced connections across major streets are also supported to create permeability throughout the area. Similar to in the High Profile Hub, small vest pocket parks, entry plazas, and courts are desired to provide semi-public space and recreation paths along Feedmill Creek are encouraged. Further, to achieve a pedestrian friendly environment, the KWCP again promotes bringing buildings up to lot lines and street corners and providing appropriate sidewalk widths, tree plantings, and lighting. The Kanata West Concept Plan (KWCP) envisions the realignment of Palladium Drive and the extension of Campeau Drive to create a square intersection. This results in the separation of the lands designated Intensive Employment Area from the remainder of the property. The small parcel that is left does not provide significant opportunities for development and options for the site will be considered according to the land use designation. PRESTIGE BUSINESS PARK The remainder of the Subject Lands are within the Prestige Business Park designation. The intent of this designation is to encourage the development of high quality, traditional campus-style environments for Ottawa s high technology sector. More specifically, desired uses within this designation include research and development facilities, high tech offices, laboratories, and training centres. Supportive uses such as banks, day cares, convenience stores, and personal service business uses are also envisioned for lands within this designation. Development within the Prestige Business Park designation is characterized by a low profile building form (up to four storeys, but likely one-to-two storeys) and generous landscaping, resulting in the lowest densities and the greatest open space ratios possible. The provision of public open space and natural features will provide both passive and active recreation opportunities for employees of the park and those living and working in the area. The KWCP s design guidelines for the Prestige Business Park designation foster an organic block pattern which is orientated towards an internal greenway created by way of an easement running along the rear yards of properties. A recreational pathway is proposed along the easement, which would connect to surrounding streets, a sports park, and pathways along Feedmill Creek. The KWCP encourages situating buildings towards the rear of lots, close to the internal greenway, with parking lots occupying the

15 KANATA WEST BUSINESS PARK PLANNING RATIONALE FEBRUARY area in between the buildings and the roads. Roads are envisioned to provide vehicular access to the parking lots and to contain drop-off loops which may be shared between buildings. It is anticipated that the aforementioned generous landscaping will be provided by way of generous side yards along parking lots, landscaped courts between buildings, informal groupings of trees, and the development of sports fields. Pedestrian connectivity via continuous path systems, in particular along the top of Feedmill Creek, and the provision sidewalks along internal streets are also stressed. The proposed business park development consists of low-rise office and light industrial development with lots of open space and greenspace around the buildings, creating the type of campus-like office park envisioned in the KWCP. A variety of uses are envisioned for the development blocks. A multi-use pathway acts as a greenway along the proposed street network and connects the Feedmill Creek and the proposed stormpond to development further east along the Campeau Drive extension. The greenway, along with pocket parks/plazas at strategic locations throughout the development will provide employees with opportunities for recreation. RIVER CREEK CORRIDORS Feedmill Creek runs through the entire length of the southern half of the subject lands. This stream corridor is a significant ecological feature which provides aquatic habitat as well as aesthetic and social benefits. More uniquely, Feedmill Creek has sensitive cold/cool water habitats and contributes significantly to the Carp River baseflow. The corridor designation includes the Creek, the stream valley banks on either side of the Creek, and an additional 5 metre wide buffer zone on either side. As discussed in the Environmental Impact Statement prepared by Muncaster Environmental Planning Inc. (November 2011), Feedmill Creek will be protected within a corridor approximately 100 metres wide. The aim of the River Creek Corridors designation is to protect and restore the existing vegetation and water quality of Poole Creek, Feedmill Creek, and the Carp River. In order to achieve these goals the KWCP contains a number of guidelines related to general environmental management, terrestrial features, aquatic features, the creeks, and the river. The proposed development respects the Feedmill Creek Corridor and protects existing vegetation along the creek. Opportunities for recreation along the Creek may be explored through future Site Plan Control applications. DEMONSTRATION PLAN The Kanata West Demonstration Plan is a scaled plan drawing which is conceptual in nature and serves to demonstrate the patterns of development that could occur with the application of the KWCP s principles and guidelines (Figure 4). Similar to in the Kanata West Concept Plan, the subject lands are designated Intensive Employment Area,

16 KANATA WEST BUSINESS PARK PLANNING RATIONALE FEBRUARY Prestige Business Park, Private Green Spaces, and Natural Lands and Watercourses in the Demonstration Plan. FIGURE 4: KANATA WEST CONCEPT PLAN DEMONSTRATION PLAN INTENSIVE EMPLOYMENT AREA PRESTIGE BUSINESS PARK As a result of OPA No. 150, additional retail uses are contemplated in the Prestige Business Park designation of the KWCP. Specialty retail uses are already contemplated in the Intensive Employment Area designation. Although no amendments are required to the KWCP document, defined as a Special Policy Area of the Official Plan, it should be recognized that Council, through OPA No. 150 has revised and refined the policy direction of sections of the KWCP. The additional retail uses should be considered consistent with both policy documents. The proposed lot fabric, and development opportunities on the retail lands are generally consistent with the design guidelines of the KWCP. 5.3 CITY OF OTTAWA COMPREHENSIVE ZONING BY-LAW ( ) The entire subject lands are zoned Development Reserve Zone (DR) in the City of Ottawa Comprehensive Zoning By-law ( ) (Figure 5). The DR zoning restricts the development of the lands until a Zoning By-law Amendment, based on a development vision and Concept Plan, is submitted to the City and approved by City Council. The proposed Zoning By-law Amendment would rezone the entire subject lands to Business Park Industrial Zone, Subzone X (IPX). The Business Park Industrial Zone is intended to accommodate a mix of office, officetype uses and low impact, light industrial uses in a business park setting, in accordance with the Enterprise Area designations of the Official Plan. In certain Enterprise Areas, a variety of complementary uses and service commercial uses (e.g. convenience stores, personal service businesses, restaurants, automobile service stations and gas bars)

17 KANATA WEST BUSINESS PARK PLANNING RATIONALE FEBRUARY occupying small sites as individual occupancies or in groupings as part of a small plaza to serve the employees of the Enterprise, Employment or General Urban Area, and the general public in the immediate vicinity, and passing traffic. Permitted uses within the IP zone include automobile dealerships and rental establishments, day cares, drive-through facilities, hotels, light industrial uses, medical facilities, offices, service and repair shops, small batch breweries, warehouses and others. Other uses, including banks, bank machines, car washes, convenience stores, gas bars, personal service establishments, recreational and athletic facilities and restaurants are permitted with restrictions, as set out in Section 205(2). Specifically, these uses are permitted to have a cumulative gross floor area of not more than 2,999 square metres and each use may not have a gross floor area exceeding 300 square metres (excluding a recreational and athletic facility and a park). The proposed development of a portion of the Subject Lands as an office business park is permitted within the current IP zone. FIGURE 5: CITY OF OTTAWA ZONING BY-LAW As discussed above, the proposed Official Plan Amendment, as did the City s 2013 revision of the Official Plan, would permit retail uses on the Subject Lands. Therefore, the proposed Zoning By-law Amendment would add a new subzone in the IP zone as follows: IPX SUBZONE (1) In the IPX Subzone: (a) Notwithstanding Section 205(2) and 205(3), the following uses are

18 KANATA WEST BUSINESS PARK PLANNING RATIONALE FEBRUARY permitted: bank bank machine bar cinema convenience store nightclub personal service business recreational or athletic facility restaurant retail food store retail store service and repair shop sports arena theatre training centre (b) Retail development is permitted on a maximum of 10.6 net hectares of land; (c) The amount of retail shall not exceed the amount of office by more than 8,000 square metres at any time; (d) Retail uses within a mixed-use building shall be included in the calculation of 10.6 hectares allowed by subsection (b); (e) (f) Residential Development is permitted on a maximum of 1.3 net hectares within the remaining lands; and, Development within the remaining Enterprise Area shall provide for a minimum average density of 125 jobs per net hectare. Additional amendments to the Zoning By-law may be identified following staff review, technical circulation, or through the individual site plan processes for each development block. 6.0 CONCLUSIONS The proposed development complies with the applicable policy and regulatory framework, as described below: The Subject Lands are designated Enterprise Area in the City of Ottawa Official Plan (2003, Consolidated). The office/industrial business park proposed for the Subject Lands would accommodate the uses envisioned in the Enterprise Area.

19 KANATA WEST BUSINESS PARK PLANNING RATIONALE FEBRUARY The proposed Official Plan Amendment to permit retail uses on the Subject Property was supported by Council through their adoption of OPA No. 150 and by staff in their report dated October 29, 2013 regarding the five-year review of the Official Plan. On page 12 of that report, staff recommended a change to the Enterprise Area north of Highway 417 at the Huntmar Drive interchange, to permit a limited area of retail development provided that a minimum employment density is achieved and the area s full employment potential is realized. The proposed Official Plan Amendment is to add the same site specific provision for the Subject Lands as was proposed in Official Plan Amendment No. 150 with conditions to ensure this employment potential is realized. The proposed Official Plan Amendment would implement a Site Specific Exception for the Subject Lands that would permit up to 10.6 net hectares of retail uses. Specific provisions proposed for the retail uses on the Subject Lands are consistent with the Site Specific Exception proposed through the Comprehensive Official Plan Review, and subsequent Official Plan Amendment No. 150 approved by City Council on December 11, The Subject Lands are designated Prestige Business Park, Intensive Employment Area and River Creek Corridor in the Kanata West Concept Plan (KWCP). The proposed office/industrial business park fulfills the vision of the Prestige Business Park designation as a low-density campus-like business park with significant landscaped open spaces. As a result of the proposed Official Plan Amendment, and Official Plan Amendment No. 150, retail uses are contemplated in the Prestige Business Park designation. The KWCP is a Special Policy Area in the Ottawa Official Plan and therefore amendments are not required to permit the retail uses. It should be recognized that Council, through the adoption of Official Plan Amendment No. 150, has revised and refined the policy direction sections of the KWCP. The proposed development is consistent with the design guidelines for the Intensive Employment Area, Prestige Business Park and the River Creek Corridor contained in the Kanata West Concept Plan. Low-rise office and light industrial development with significant open space and greenspace around the buildings, creates the type of campus-like office park envisioned in the KWCP. A multi-use pathway acts as a greenway along the proposed street network and connects Feedmill Creek and the proposed stormpond to development further east along the Campeau Drive extension. The Subject Lands are zoned Development Reserve (DR) in the City of Ottawa Comprehensive Zoning By-law ( ). The DR zoning restricts the development of the lands until a Zoning By-law Amendment is approved. The proposed Zoning Amendment would rezone the Subject Lands to Industrial Business Park Zone (IP) and would add a new subzone in order to permit the proposed office/industrial business park development and the proposed retail uses, reflecting the proposed Concept Plan.

20 KANATA WEST BUSINESS PARK PLANNING RATIONALE FEBRUARY Based on the above analysis, the proposed development represents, in our professional opinion, good planning and is in the public interest. Miguel Tremblay, MCIP RPP Senior Planner + Manager, Development Planning FOTENN Consultants Inc. Paul Black, MCIP RPP Planner FOTENN Consultants Inc.

21 KANATA WEST BUSINESS PARK PLANNING RATIONALE FEBRUARY 2014 APPENDIX A: PROPOSED CONCEPT PLAN

22 KANATA WEST LANDS DEVELOPMENT - CONCEPTUAL PLAN January 2014