MOMENTUM PLANNING AND COMMUNICATIONS Planning Rationale for Site Plan Control and Minor Variance Applications 1100 Canadian Shield Drive April 2015 Prepared by: Dennis Jacobs MCIP, RPP
Index 1. Introduction 2 2. Existing Situation 2 3. Development Proposal Overview 6 4. Policy Framework 7 Page 5. Zoning By-law 15 6. Urban Design Brief 17 7. Summary Opinion 20 8. Appendix a) Context Plan A1 b) Aerial Photo A2 c) Official Plan a. Schedule B - Urban Land Use A3 b. Schedule D Rapid Transit Network A4 c. Schedule E Urban Road Network A5 d. Schedule I Multi-use Pathways/Scenic Routes A6 d) Kanata Town Centre Plan a. Schedule B-1 Land Use A7 b. Schedule B-2 Maximum Heights A8 e) Zoning A9 f) Preliminary Site Plan A10 g) Details of Zoning Exception [2026] A11 h) Details of Zoning Height Schedule S (306) A12 i) Preliminary Renderings a. From Great Lakes/Canadian Shield A13 b. From Canadian Shield/Cordillera A14 c. From Campeau Drive A15 1 P a g e
1. Introduction This Planning Rationale has been prepared to assess the land use planning merits of an application for site plan control and related minor variances to permit a development consisting of two linked six storey buildings located at 1100 Canadian Shield Drive in the town centre of Kanata sector of the Ottawa. The report includes an Appendix which contains a collection of maps, plans, aerial photographs and graphic materials that provide visual support to the text. This report relies on additional documentation found in the following studies and reports prepared by others: Phase 1 Environmental Assessment dated July 2012 prepared by Golder Associates Geotechnical Report dated September 2, 2014 prepared by Geoseismic Geotechnical Engineering Site Servicing Report dated April 2015 prepared by MMM Group Limited Architectural Design drawings prepared by Woodman Architect and Associates Limited Landscape and Site Lighting Design by MMM Group Limited Transportation Brief dated March 30, 2015 by BT Engineering (BTE) Noise Impact Study dated April 2015 MMM Group Limited Tree Conservation report dated March 23, 2015 by MMM Group Limited Legal and Topographic Survey dated April 10, 2014 prepared by Fairhall, Moffatt & Woodland Limited OLS 2. Existing Situation The subject property located at 1100 Canadian Shield Drive is immediately south of Campeau Drive and is bounded on the east by Great Lakes Avenue; on the south by Canadian Shield Drive; and on the west by Cordillera Street. There is no direct vehicular access to Campeau Drive at present and a reserve has been taken along the northern limit of the site to preclude future access to Campeau Drive. The site is currently vacant with an approximate area of 11,500 square metres. The frontage along Canadian Shield is roughly 106 metres with 100 metres along Cordillera and 86 metres along Great Lakes. The site slopes significantly in a downward direction as you move southerly away from Campeau Drive and the interior of the lot has also exhibits substantial variations in grade in an east west orientation. As part of earlier subdivision work by the previous owner, a concrete sidewalk has been constructed along three sides and street trees were planted. Campeau Drive is currently a two lane cross-section but is planned for a four lane cross-section with a median. As a result, the northern edge of the site is about 25 metres from the edge of the existing paved surface. This area is currently grassed with some vegetation and contains an asphalt pathway system that links with a pathway system going east along this side of Campeau. The full extent of the required right of way for the future widening was taken during the previous subdivision approval. The site forms part of the planned town centre for the former City of Kanata with the surrounding lands developing slowly over the last decade progressing east to west. To the north of the site across Campeau Drive, there is a low profile residential community consisting of townhouses and single detached dwelling units. To the east and south is a mixture of undeveloped lots and low to high profile buildings which include a completed four storey retirement home; 2 completed 10 storey apartment buildings; a 10 storey residential building nearing completion and a another high rise residential building under construction. To the west are undeveloped lands interspersed with one 5 storey retirement 2 P a g e
home and a complex of three 15 storey apartment buildings fronting on Campeau and closer to Kanata Avenue. The following photos provide a visual sense of the site context. View looking west along Campeau Drive north of site View looking east along Campeau Drive at intersection with Great Lakes Avenue View looking south-west at site from intersection of Campeau and Great Lakes 3 P a g e
View looking north-west at site from intersection of Great Lakes and Canadian Shield View looking east from Great Lakes Avenue View looking south from site towards Highway 417 Holiday Inn Express in distance is located off Kanata Avenue 4 P a g e
View looking west from Cordillera Street View looking south-east at site from intersection of Cordillera and Campeau Access to the site is available by all means of transportation. Campeau Drive is an arterial roadway with connections to ramps to Highway 417 at both Eagleson Road to the east and Kanata Avenue to the west. Cycling lanes are also provided on Campeau. Both sidewalks and recreational paths provide links throughout the community for pedestrians and cyclists. Local transit service is available on Campeau Drive and the site is within 600 metres of the Terry Fox Bus Rapid Transit (BRT) Station. The site is conveniently located near a variety of community and neighbourhood level services. The Kanata Centrum retail centre is located less than 600 metres to the south-west of the property. The John Mlacak Recreation Complex with indoor and outdoor facilities along with the Kanata Branch of the public library and the Kanata Seniors Resource Centre is located to the north-east across Campeau Drive. The Earl of March High School is also co-located with the Recreation Complex. The Kanata Golf and Country Club is located to the north-west across Campeau Drive. 5 P a g e
Site is within 600 metres of Terry Fox Rapid Transit Station and Kanata Centrum Retail Centre 3. Development Proposal Overview The proposed development will consist of two 6 storey buildings linked in a U-shape with a two storey recreation area containing an enclosed pool, fitness centre and large open air terrace. The buildings are located to the south end of the property away from the low profile residential neighbourhood to the north. By locating the buildings in this way, the project takes advantage of the natural drop in grade to lessen the visual impact of the buildings from Campeau Drive. The following is a preliminary site plan. 6 P a g e
This layout also allows the project to provide an urban street edge internal to the Town Centre by bringing the buildings close to the local street network. Vehicular access will be from two entrances linked by a through lane that connects Cordillera Street and Great Lakes Avenue. Parking will be provided in a combination of underground spaces in the westerly building; a surface parking area in the centre and a small two level open deck along the northern edge of the site. This layout has also taken advantage of the significant grade drop from Campeau onto the site to ensure the parking areas are screened physically by the change in elevation as well as with landscaping to be provided through the site plan. The intended use of the site is a mixture of hotel suites and rental apartments. The easterly building will be a Hilton Homewood Suites Hotel containing 100 rooms. There will be a small breakfast area for the use of hotel guests only and some on-site meeting space. The westerly building will contain approximately 105 apartment units in a mixture of one and two bedroom styles. 4. Policy Framework This section provides an overview of key land use policies that affect the property and demonstrates how the proposal conforms to the land use objectives applicable to this site. Provincial Policy Statement (2014) The Provincial Policy Statement (PPS) is issued under the authority of Section 3 of the Planning Act and provides policy direction on matters of provincial interest related to land use planning. Decisions affecting planning matters must be consistent with the policy statements issued under the Planning Act. Under Section 1.0 Building Strong Healthy Communities the primary direction is as follows: Ontario's long-term prosperity, environmental health and social well-being depend on wisely managing change and promoting efficient land use and development patterns. Efficient land use and development patterns support sustainability by promoting strong, liveable, healthy and resilient communities, protecting the environment and public health and safety, and facilitating economic growth. Under Policy 1.1 Managing and Directing Land Use to Achieve Efficient and Resilient Development and Land Use Patterns the primary direction is further detailed to ensure the proposed development supports a mix of land uses in areas that are capable of being served by existing or planned infrastructure in a cost effective manner. It is also important to ensure that the proposal does not result in unnecessary expansion of the urban area. As well, the policy encourages the support of active transportation alternatives and the use of public transit. Under Policy 1.7 Long-term Economic Prosperity the policy encourages development that supports the vitality and viability of downtowns and mainstreet areas. Support for the tourism and employment sectors should be provided. The development should exhibit well-designed built form and help to provide a sense of place in the community. Based on a review of the PPS, it is clear that the proposed development is consistent with and supports provincial policy objectives. The proposed development is located in a designated Town Centre and 7 P a g e
takes advantage of existing infrastructure. The design is compact in nature and uses the natural slopes of the land to provide screening for the parking area and to minimize the visual impact of the proposed buildings on lower profile development to the north. It is located within 600 metres of an existing rapid transit station and within walking distance of a major retail and service centre to provide for daily and long term needs. The local sidewalk and related pathway network provides ample opportunity for active transportation. The proposed uses provide a mix of residential and employment opportunities. The hotel property will help to serve local visits both for employment purposes and tourism. The residential component will add to the supply of rental accommodation in the general area as well as support the long term vitality of the developing town centre. City of Ottawa Official Plan The Official Plan provides the overall local planning policy framework for evaluating the appropriateness of a proposed development. It is broken down into a number of sections beginning with high level city wide objectives relating to growth management and moving down to more specific policies to be applied to individual development applications. The following paragraphs review the proposed development in the context of the Plan. Section 2 Strategic Directions of the Plan provides the strategic policy framework for growth and development at the City-wide level. The Plan anticipates that much of the demand for new housing after 2006 will be for smaller units such as townhouses and apartments and that 40% of this type of housing will be located outside the Greenbelt. Urban employment growth will be slightly higher outside the Greenbelt to support the growing populations in this area and to balance transportation trips. Within Section 2, the most relevant subsections to the subject proposal are as follows: Section 2.2.2 Managing Growth Within the Urban Area is part of the strategic directions for the Plan and as such provides an overall strategy and context for the consideration of intensification and infill. The Plan is predicated on an approach best described as nodes and corridors which are areas targeted for more intensive growth. The subject property is located in one of these targeted areas as it is designated Town Centre/Mixed Use Centre on Schedule B Urban Policy Plan and therefore is an area with strong support for intensification and infill. The following excerpt from the preamble to this section provides general guidance for considering appropriate levels of intensification and infill: Consequently, within the designated urban area, growth will be directed to locations with significant development potential, specifically those designated as Central Area, Mixed-Use Centres, Employment Areas, Enterprise Areas, Developing Communities and Mainstreets. These areas include locations that are centred on the rapid-transit network, major roads, busy commercial streets, and large tracts of vacant land. Within this section there are also specific policies that support the proposed development of new housing and employment in the hotel component. The following excerpts are the most relevant in this situation: 8 P a g e
Policy 2.2.2.1 provides a definition for residential intensification which includes the following subsections: a. Redevelopment (the creation of new units, uses or lots on previously developed land in existing communities), including the redevelopment of Brownfield sites; b. The development of vacant or underutilized lots within previously developed areas, being defined as adjacent areas that were developed four or more years prior to new intensification. c. Infill development; Policy 2.2.2.2 provides a definition of employment intensification which includes the following subsection: c. Infilling of vacant or underutilized land within employment areas; Policy 2.2.2.3 provides direction on the subject of design: All intensification will occur in accordance with the provisions of Section 2.5.1, Urban Design and Compatibility, and 4.11, Urban Design and Compatibility, and with Section 4.6.1, Heritage Buildings and Areas. Policy 2.2.2.4 states Target areas for intensification are focused on major elements of the rapid transit network. a. Target areas include the Central Area, Mixed-Use Centres, Mainstreets, and Town Centres defined on Schedule B and the Community Core in Riverside South Policy 2.2.2.12 states the following: In support of the above noted minimum intensification and density targets for all lands in the target designations: d. In order to achieve a high standard of urban design, proponents will be required to demonstrate as part of their applications, that the applicable Design Objectives and Principles of Section 2.5.1 of this Plan have been considered and addressed in applications for new development or redevelopment projects. Policy 2.2.2.21 states as follows: The City encourages intensification of jobs within areas designated Central Area, Mixed-Use Centre, Town Centre, Traditional Mainstreet, Arterial Mainstreet, Employment Area and Enterprise Area on Schedule B of this Plan in accordance with the foregoing policies on targets set out in Figure 2.3. The proposed development of two 6 storey buildings meets the definition of intensification. With respect to land use, the mixed use nature of the project with one portion providing new residential units and the other providing new jobs and visitor accommodation is in conformity with these policy directions for intensification in an area designated Town Centre/Mixed Use. The next paragraphs will demonstrate how the proposal satisfies the urban design policies under Sections 2.5.1 and 4.11 as required by Policy 2.2.2.3 and Policy 2.2.2.12 Subsection d. 9 P a g e
Section 2.5.1 Urban Design and Compatibility provides direction on issues related to urban design and compatibility when considering applications for infill and intensification within the existing community. Development must be sensitive to and compatible with existing communities that have developed over long periods of time. Compatible development is defined as development that although not necessarily the same as or similar to existing buildings in the vicinity, nonetheless enhances an established community and coexists with existing development without causing undue adverse impact on surrounding properties. In other words, it fits well within the physical context and works well among those buildings and functions that surround it. The following section identifies the design principle and then describes how the proposed development achieves the related objectives as stated in Section 2.5.1: 1. To enhance the sense of community by creating and maintaining places with their own distinct identity. The proposed development responds to the existing topographic conditions while recognizing the planned function of the site and surrounding area. The massing of the buildings to the south end of site takes advantage of the drop in elevation to reduce the visual impact on the low profile neighbourhood to the north. It also separates the noise sensitive uses from the impacts of traffic sounds from Campeau Drive. The U-shaped design provides an urban edge along the internal streets to enhance the pedestrian experience. As well, additional entrances to the residential apartment building have been provided to provide a stronger link and in the hotel portion, a corner meeting room with a patio area will encourage interaction with passersby. 2. To define quality public and private spaces through development The building is setback 3 m from the property line on three sides softening the interface between the building and the public realm by creating a usable attractive space for pedestrians. This area will be further enhanced through landscaping treatment that includes street trees and at grade patio area on the south-east corner. Internal to the site, the parking area has been separated by a large landscaped space suitable for a relaxing outdoors away from the street. As well, significant landscaping has been provided along the side of the open parking deck to provide a visual screen. 3. To create places that are safe, accessible and are easy to get to, and move through. The site has been designed with two entrances connected by an east-west through lane linking Great Lakes Avenue and Cordillera Street. Internal sidewalks have been provided to ensure safe movement of pedestrians through the parking area. The main entrances to both buildings are located off the local streets and internal to the site to avoid traffic conflicts. 4. To ensure that new development respects the character of existing areas. This project will join several recent developments in the Town Centre area helping to implement the overall urban design framework for the area. The 6 storey form and massing to the southern edge of the site reflects both the physical geography of the area as well as the input of the local residents to the north. The building design and colours have been determined by reflecting on the adjacent 10 P a g e
developments and on the advice received from the Urban Design Review Panel during an informal preconsultation. 5. To consider adaptability and diversity by creating places that can adapt and evolve easily over time and that are characterized by variety and choice. The proposal to build a short to long term stay type of apartment hotel will contribute to the choice and availability of alternative housing options for future visitors and temporary residents to the area. New apartment rental accommodation meet a growing demand for young singles and empty nesters as the community evolves over time. While not a consideration at this time, the massing of the buildings to the south end of the site allows for potential redevelopment in the longer term to take advantage of the visibility from Campeau Drive. 6. To understand and respect natural processes and features in development design Given the very urban nature of the site, the opportunity for enhancing natural features is limited. However, the project does make use of the natural grades of the site to reduce the visual impact of the buildings and surface parking area. It is intended to manage storm water runoff from the site through on site holding areas. This will form part of the flow that serves the large storm water feature found off-site that serves the Town Centre area. 7. To maximize energy-efficiency and promote sustainable design to reduce the resource consumption, energy use, and carbon footprint of the built environment. The building has been oriented to maximize solar gain for the open air terrace in the recreation complex and for the patio area on the south-east corner. As well, the building mass will provide shelter from prevailing winds for the internal landscaped area. The site is well served by local public transit along Campeau and is within 600 metres of the Terry Fox rapid transit station. It is also within easy walking distance of both day to day services and extensive shopping and entertainment in the Kanata Centrum retail centre and other community facilities such as the John Mlacak Centre on Campeau Drive. Section 2.5.1.5 Design Priority Areas establishes areas where greater attention to urban design issues is required. The following are key objectives of this policy: The objectives of this Plan are to direct growth to many of these locations, to protect and enhance the character and sustainability of these places as mixed-use communities, and to provide a focus for coordinating urban design efforts and enhancements. In Design Priority Areas, all public projects, private developments, and community partnerships within and adjacent to the public realm will be reviewed for their contribution to an enhanced pedestrian environment and their response to the distinct character and unique opportunities of the area. The public realm/domain refers to all of those private and publicly owned spaces and places which are freely available to the public to see and use. In these areas, creative and enhanced design measures and amenities such as: wider sidewalks, shade trees, coordinated furnishings and utilities, enhanced transit stops, decorative lighting, public art, median planting and treatments, enhanced pedestrian surfaces, traffic calming, 11 P a g e
natural public spaces, compact development, quality architecture and façade treatments, seasonal plantings, distinct signage, pedestrian connections, entrance features, commemorations, and seasonal decoration will be used to encourage greater pedestrian use and increased social interaction. As part of a Town Centre/Mixed Use Centre, the subject property has been designated as a design priority area. As a result, a pre-consultation submission has been made to the Urban Design Review Panel during the pre-application phase of the process. The current design reflects the commentary received to date on this submission and will continue to influence the design as the project moves forward. Section 4.11 Urban Design and Compatibility is part of Section 4 Review of Development Applications and provides detailed direction on how to assess development applications in the overall context of the Plan. Within Subsection 4.11.2 there is a list of operational criteria to be considered to minimize the impact of new development. The following table identifies the criteria and how this proposal addresses it. Criteria Response Traffic A Traffic Brief has been prepared by BT Engineering which demonstrates that there will be no adverse impacts on the local street network resulting from the proposed development. Vehicular Access The site will be accessed from two locations on the east via Great Lakes Avenue and the west by Cordillera Street. A through lane has been provided internal to the site to ensure ease of access. These access points are located a safe distance from the intersection with Campeau Drive. Parking Requirements A total 226 parking spaces with 35 spaces under the apartment building; 117 spaces roughly divided equally between upper and lower levels of a parking deck and; 75 spaces in a surface lot. Bicycle parking requirements will be met in the underground garage located in the residential building. Outdoor Amenity Areas A large open air terrace will be provided on the second level of the recreation centre that links the 2 buildings accessible to all residents and hotel guests. Balconies will be provided for all residential apartments and on the ground floor these will be patios. An outdoor patio and BBQ area will be provided for hotel guests. A large landscaped passive recreation area will be provided Loading Areas, Service Areas, and Outdoor Storage internal to site dividing the surface parking lot. A loading bay for the hotel will be located at the north end of the building near the access to Great Lakes Avenue. A loading bay for the apartment building will be located on the north-east side of the building near the access to Cordillera Street. There will be no outdoor storage on site. All waste management and service areas are internal to the building on the ground level. 12 P a g e
Lighting All site lighting will meet City standards. Street lighting is already in place on the adjacent public roads and no additional street lighting is proposed by this project. Noise and Air Quality No significant noise or air quality impacts are anticipated from this project. Sunlight A sun shadow analysis was not required for this proposal as the location and height of the buildings will result in a situation where shadow impacts will only affect areas internal to the site. Microclimate No significant impacts are anticipated on the local microclimate. Supporting Neighbourhood Services The site is well served by existing services in the immediate such as: o John Mlacak Recreation Complex o Kanata Seniors Resource Centre o Kanata Centrum Retail Centre o Kanata Town Centre Core Park o Kanata Likes Golf and Country Club Turning to the subject property s land use designation, it was previously noted that the site is designated as Town Centre/Mixed Use Centre on Schedule B Urban Land Use Plan. As such, land use direction for its development is found in Section 3.6.2 Mixed use Centres. These areas are targets for intensive growth and intended to provide a downtown focus for various sections of the urban area. They are located adjacent to rapid transit stations and encouraged to develop with a high degree of urban design and transit supportive uses and compact building configurations. The proposed mixed use development comprised of two linked mid-rise buildings complies with the existing zoning for the site and implements these policies. Appropriate architectural and site design of the project will be used to meet the directions from the Urban design Review Panel and from the policies of urban design found elsewhere in the Plan. The proximity to the Terry Fox BRT Station has influenced the reduction in parking to be provided on site from the maximums provided in the zoning by-law. As well, the use of a combination of underground, decked and surface parking has been used to minimize the visual impact and to reflect the longer term urban nature of the area. Town Centre Site Specific Policies The subject property is also part of the area covered by the Town Centre Plan originally adopted by the former City of Kanata but made part of the City of Ottawa Official Plan in 2003 as more detailed site specific policies found in Volume 2B of the Plan. The long term goal of these policies is expressed in Section 5.7.2 Vision Statement which reads as follows: The Kanata Town Centre will be 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. It will be a uniquely identifiable place that caters to residents and attracts visitors and will be a constant source of pride for future generations. This area was intended to accommodate a broad mix of uses with a focus on employment and retail service uses and higher density residential uses primarily in mid to high-rise building forms intended to serve as the downtown of the Kanata Urban Area. The specific designation of the site is Central 13 P a g e
Business District which is guided by the policies of Section 5.7.5.2. The following excerpts from this section provide a general sense of its intent: Permitted Uses Office uses, light manufacturing such as high tech businesses which operate in office type buildings, other employment uses typical of Central Business Districts, hotels and commercial uses which serve the business community will be located within the Central Business District lands. Higher density residential development (generally 65-100 units per net hectare and higher) or medium density (50-65 units per net hectare) if included in a mixed use development, will be required in order to enhance the vitality of this designation and the Main Street designation. That portion of the CBD which abuts Campeau Drive will be predominantly residential and be developed in a form which does not overshadow residential development in the Kanata Lakes Community. Phasing It is expected that residential developments within the Central Business District may occur sooner than office and commercial developments and this is permitted provided the capacity to achieve the 10,000 job target is retained. This may result in much of this land remaining vacant for long periods of time, or in construction disruptions as intensification of development or redevelopment occurs. Initial stages of development may result in extensive surface parking and shared parking arrangements. It is intended that such surface parking would eventually be accommodated in parking structures. A key requirement will be the siting of early phases of development in a manner which facilitates the later redevelopment needed to achieve ultimate densities without the removal of the initial buildings. [Subject to Amendment #136, September 10, 2014] The proposed mixed use development comprised of two linked mid-rise buildings implements these policies. The buildings are mid-rise and located to the southern end of the site away from the low profile residential neighbourhood north of Campeau Drive. As well, the siting of the buildings to the southern portion of the lot allows for future redevelopment without impacting the existing buildings over the longer term. Appropriate architectural and site design of the project will be used to meet the directions from the Urban design Review Panel and from the policies of urban design found elsewhere in the Plan. The proximity to the Terry Fox BRT Station has influenced the reduction in parking to be provided on site from the maximums provided in the zoning by-law. As well, the use of a combination of underground, decked and surface parking has been used to minimize the visual impact and to reflect the longer term urban nature of the area. Official Plan Amendment 150 In December 2013, City Council passed Official Plan Amendment 150 (OPA 150) which was the result of a Section 26 review of the Official Plan. Subsequent to the passage of By-law 2014-26, OPA 150 was approved by the Minister on April 30, 2014. A number of appeals were filed to OPA 150 in its entirety; 14 P a g e
as a result this amendment is not in full force and effect. While not required, a review of OPA 150 was undertaken and it is noted that the proposed amendment is premised on revised growth projections over a longer planning horizon and a need to update the overall format of the Plan. The key strategies and policies for managing that growth with a focus on urban design and intensification of the urban area remain from the 2003 Plan. Based on this review, it was concluded that the proposed application would also conform to the Official Plan as amended by OPA 150. 5. Zoning By-law The following table provides a summary of the existing zone provisions Mixed-Use Centre Subzone 15 [2026] S (306). Subzone 15 limits the range of permitted uses on the site and includes additional area specific performance standards. These limitations and standards are found in Sections 192A and Table 192C of By-law 2008-250 as amended. These subzone provisions must be read in conjunction with the amendments made by By-law 2013-86 which introduced Exception [2026] and Height Schedule S(306) which a site specific height schedule. The details of these amendments can be found in the Appendix to this report. The following table summarizes the existing zoning provisions and indicates areas of noncompliance requiring a minor variance application to enable the approval of the proposed site plan application. Zone Provision Performance Standard Provided/Proposed Compliance Lot Area (min) No minimum 11,500 square metres Yes Lot Width (min) No minimum Irregular lot ranges Yes between 86 and 100 metres wide Yard Setback from public street Minimum Maximum Varies Varies based on street Min. Interior Side Yard Setback Accessory Buildings (Parking Deck) Maximum Height No minimum 50% of building wall must be within 2.5 metres of lot line adjacent street Yes Variance required for all three streets No minimum 3 metres Yes As per schedule 306 (see Appendix) Area A 11 m minimum to 11.5 m maximum Area B 11 m minimum to 15 m maximum Area C 11 m minimum to 23 m (6 storeys) maximum Maximum height ranges between 16.7 (Hotel) and 18.5 metres (Apartment) Minimum height 6.3 metres (Recreation Complex) Maximum height complies Variance required on step backs associated with Area B on S(306) Variance required on minimum height (Areas B and C on S(306) 15 P a g e
Min. Floor Space Index 0.75 1.45 Yes Parking Hotel - 100 units Hotel Yes o 1 space per guest unit or 100 spaces Apartment, mid-rise 105 units o Resident -.5 spaces per unit or 53 spaces o Visitor -.2 spaces per unit or 21 Total Required - 174 o 1 space per guest unit or 100 spaces Apartment, mid-rise o Resident - 1 space per unit or 105 spaces o Visitor -.2 spaces per unit or 21 Total Provided - 226 Amenity Area 6 m 2 per dwelling unit or 605 m 2 Total provided : 1344 m 2 Yes Minimum of 50% of total for communal use or 303 m 2 Communal space must be aggregated into areas up to 54 m 2 with at least one area being 54 m 2 Min. Landscaped Area 30% of lot area 23.98% Variance required Minimum Ground Floor Percentage of Window and/or Door Openings 50% Varies o Cordillera 24.33% o Canadian Shield 28.58% o Great Lakes 20.9% Variance required The performance standards introduced in By-law 2013-86 were specifically tailored to a previous development proposal for the subject property. While this proposal was also for a mix of residential and hotel uses, the building form was significantly different. The building specific nature of the current performance standards has resulted in the need for a number of minor variances as noted in the preceding table. The intent and purpose of the zone provisions are being upheld with this development proposal and the minor variances under consideration can be justified under the required Planning Act tests. The following is a summary of the minor variances to be requested from the Committee of Adjustment in a concurrent application: 1. 50% of building wall to be within 2.5 metres of property line adjacent street. The amount of the reduction will vary by street frontage and will be determined when application is filed. 2. Minimum/maximum Height requirements based on Schedule (306) will be detailed in the minor variance application a. Relates to 2 storey Amenity portion of the building which is 6.3 metres in height. 16 P a g e
i. Reduction in height from a minimum of 11 metres to a minimum of 6.3 metres for first 3 metres in from property line (Area B on Schedule 306) ii. Reduction in height from a minimum of 11 metres to a minimum of 6.3 metres for balance of building (Area C on Schedule 306) b. Relates to Hotel portion of the building which has a height of 16.7 metres i. Increase in minimum height of 11 metres to 16.7 metres for the first 3 metres in from the property line (Area B on Schedule 306) c. Relates to Residential Apartment portion of the building which has a height of 18.5 metres i. Increase in minimum height of 11 metres to 18.5 metres for the first 3 metres in from the property line (Area B on Schedule 306) d. Reduction from 30% minimum landscaped area to 23.98% landscaped area 3. 50% of ground floor building wall to be windows and or door openings adjacent to public streets a. Reduction to 24.33% along Cordillera Street b. Reduction to 28.58% along Canadian Shield Avenue c. Reduction to 20.9% along Great Lakes Avenue 6. Urban Design Brief As part of the pre-consultation on this project, an informal presentation was made to the Urban Design Review Panel to seek direction on architectural and site design guidelines for the Town Centre area. The following are the comments received along with the Project Team s response. UDRP Comments January 15, 2015 General Comments The Panel expressed significant concern regarding the initial proposal, the project s relationship with Campeau Drive and the similar looks of the buildings. The proponent needs to explore opportunities to make this more of an urban block by reconsidering the massing and proportions of the site. The Panel recommends that the project return for a second informal pre-consultation with the UDRP. Responses to significant design concerns will need to be addressed prior to an application being made. Building Design The Panel recommends distinguishing the two buildings through building articulation, Design Response General Comments Given the nature of Campeau Drive which is planned as a four lane divided arterial with limited pedestrian interaction, a re-design of the project to make active use of that frontage was felt to be less important than ensuring a strong interface with the adjacent internal local street network. These local streets are the key to a successful and animated urban centre. However, views into the site from Campeau were carefully considered and design changes to improve the visual element were made to both the buildings and to the landscaping where screening of parking areas was important. Additional meetings were held with Planning and Urban Design staff to refine the overall design prior to submission of the site plan control application. Building Design The two primary buildings have been redesigned to reflect these comments. The 17 P a g e
colour and materiality, as they are currently quite similar. The hotel needs to be distinct from the residential building with the two aesthetics transitioning through the twostorey link. Altering the rhythm of the balconies on the residential building may be one effective way of distinguishing the two buildings. Consider providing more doors at the street level of the residential building by including at-grade access and small front patios to first floor units. Consider incorporating a one-storey podium and the use of a framing element to create a three-storey expression. Investigate the possibility of more of a pavilion building design with distinctive architecture to link the two buildings. Site Plan / Landscaping In its current form, the proposal seems quite tight. The massing and the parking lot appear to have come at the expense of landscaping and pedestrian pathways. The Panel recommends relocating more parking under the buildings to free space for a functional landscape and greater amenity areas at grade. As proposed, insufficient space has been included for the trees in the parking lot to ensure their survival. A landscape architect will need to determine the soil volumes required. Consider relocating the restaurant / café to the south-east corner and creating a small outdoor café. There will be a small plaza associated with another development kittycorner from this location, which may help to improve this intersection. The present design relies on the lands along Campeau Drive screening the parking lot. When the road is widened, there will be no separation. The proposal needs to improve its relationship with Campeau to better deal with noise and light concerns, and exposure apartment building is now taller with a more horizontal massing than the hotel component which has a stronger vertical structure. The roof lines of both buildings have also been treated differently. Continuity at the ground plane has been maintained with a clearly defined first and third storey although expressed differently in both buildings and linked by the two storey recreation complex. Given the nature of the hotel land use, additional entrances at the street level but we have introduced a patio and outdoor link at the south-east corner where a meeting room is located. In the apartment building, additional doors and at grade patios have been added where the grade permits. The northern end along Cordillera is constrained in view of the difference in grade of the sidewalk and the ground floor. Site Plan / Landscaping The initial pre-consult submission did not include a landscape plan. The comments regarding landscaping have been incorporated into the final submission. With respect to the parking configuration, the initial surface parking lot has been reduced in size through the introduction of a 2 storey open deck structure at the north end of the site. The grade drop as you south allows the upper level of the deck to slightly below the level of Campeau Drive allowing effective screening through landscaping. The main portion of the surface parking lot framed in the U shape by the buildings has been further divided by a significant landscape feature in the middle that supports passive recreation activities and provides a link to the parking deck. A small patio area has been included at the south-east corner as suggested and at the midpoint along the eastern edge where an additional patio associated with the internal breakfast snack bar will further animate the Great Lakes frontage taking advantage of morning sun. 18 P a g e
to the parking lot should be mitigated through proper screening. The block would be better framed by a building located along Campeau Drive. The Panel recommends investigating two massing alternatives for the site. Both options show 50% of the residential units fronting on Campeau Drive in two three-storey buildings, leaving 50% of the residential units in a sixstorey building attached to the amenity area and hotel. o Option 2 would be the preferable option, if Great Lakes Avenue is deemed to be the more important street between it and Cordillera Street. o In both options, the six-storey buildings would allow for the flexibility of possibly expanding the extended-stay hotel component. o Both options recommend an open space located at the south-east corner of the site. Because of the varying site grades (2.1m along Campeau frontage), the finished floor elevations of the two proposed buildings will be different elevations. How the parking is managed between the three-storey buildings in this option will require further study. In future presentations, the proponent is asked to provide true grades for each of the building elevations and sections as well to see how the significant grade changes are being managed (especially along the Cordillera frontage). An alternate solution worth exploring may be to investigate turning the U shape of the building so that the open end faces west. The long sides of the building would be along Campeau Drive and Canadian Shield Avenue With respect to the suggestions regarding a full re-design of the site lay-out, the business model that supports the hotel and apartment complex cannot be separated into distinct components with some of the development fronting onto Campeau. As noted earlier, the Campeau edge is not conducive to an active frontage due to its planned function. We have taken advantage of the drop in grades moving away from Campeau to visually hide the parking areas and provide an architectural view into the site. By using the u shape around the internal local street network, the design also physically and visually separates the surface parking area from the public realm where pedestrian interaction is to be encouraged and supported through a hard urban edge. It is our opinion that the most effective way to create the urban form intended in the Town Centre is to focus the massing and architectural presence onto the local streets internal to the Town Centre. Should circumstances change in the future and Campeau Drive become a more accessible street, the proposed design does not preclude the introduction of a two to four storey residential edge where the parking deck is located. 19 P a g e
7. Summary Opinion It is my professional planning opinion that the proposed site plan control application represents good land use planning and is appropriate for the subject property for the following reasons: The proposal is consistent with the Provincial Policy Statement with respect to the redevelopment of an underutilized, serviced site located within the urban area. The proposal is in conformity with the goals, objectives and policies of the Town Centre/Mixed Use Centre designation in the Official Plan as well as the Site Specific Policies for the Kanata Town Centre found in Volume 2B. The proposal satisfies the general guidance of the urban design policies and principles found in Section 2.5.1 and it has been reviewed by the Urban Design Review Panel in the preconsultation phase of the approval process. The proposed development will be re-evaluated by the Design Panel as part of the final approval process. The proposed development was evaluated against the compatibility criteria of Section 4.11 and it was determined that it will have no undue adverse impacts on the surrounding community. The proposed uses will enhance the area contributing to an animated, pedestrian-oriented streetscape and desirable pattern of development. Overall, the proposed development will contribute positively to the streetscape as well as the surrounding community while meeting the City s goals and policy objectives with respect to intensification and urban design. Signed original on file Dennis Jacobs MCIP, RPP Principal Planner 20 P a g e
8. Appendix Area Context Map A1 P a g e
Aerial Photo A2 P a g e
Official Plan Designation Town Centre/Mixed Use Centre Subject Property A3 P a g e
Subject Property A4 P a g e
Subject Property A5 P a g e
Subject Property A6 P a g e
Subject Property Kanata Town Centre Plan Schedule B-1 A7 P a g e
Subject Property A8 P a g e
Zoning Mixed-Use Centre MC15 [2026] S306 Subject Property A9 P a g e
Preliminary Site Plan A10 P a g e
Details of Zoning Exception [2026] A11 P a g e
Details of Zoning Height Schedule (306) A12 P a g e
Preliminary View of Hotel from Corner of Great Lakes and Canadian Shield A13 P a g e
Preliminary View from Apartment Building from Corner of Canadian Shield and Cordillera A14 P a g e
Preliminary View of Overall Site from Campeau Drive A15 P a g e