Plan of Subdivision Proposal, Official Plan Amendment, and Zoning By-law Amendment Summary
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1 Plan of Subdivision Proposal, Official Plan Amendment, and Zoning By-law Amendment Summary File Numbers: Official Plan: D Zoning By-law Amendment: D Plan of Subdivision: D Date: April 9, 2014 Consultant: FoTenn Consultants Inc., Attn Paul Owner: West Ottawa Land Holdings, Attn Black Jeff Parkes (Taggart Realty Management) Address: 223 McLeod Street, Ottawa, ON Address: 225 Metcalfe Street, Suite 708, Ottawa, ON K2P 1P9 Phone: x233 Phone: x235 Site Location: The subject applications are located within the Kanata West community in the Kanata Ward (Ward 4) at 405 Huntmar Drive, 425 Huntmar Drive and 3001 Palladium Drive. The properties are situated north of Highway 417, west of Huntmar Drive, and immediately south and east of the Urban Boundary (defined by the boundary of Wards 4 and 5). Description of Site/Area and Surroundings: The subject site is approximately 65 hectares in size and is made up of three distinct parcels of land (405 Huntmar Drive, 425 Huntmar Drive and 3001 Palladium Drive). These parcels form an L-shaped property which is bound by two municipal roads (Palladium Drive to the south and Huntmar Drive to the east) and one provincial Highway (Highway 417 to the south). The majority of the subject lands are agricultural crop land, with Feedmill Creek bisecting the southern portion of land in the south west corner of the site. Surrounding land uses include agricultural lands abutting the site to the immediate north; mineral aggregate lands abutting the site along the western property line; a developing residential subdivision located to the immediate east across Huntmar Drive; and a 37,000 square metre retail outlet centre (Tanger Outlet Center) under construction to the immediate south-east of the subject properties within the inter change of Palladium Drive and Highway 417. Plan of Subdivision Proposal: The purpose of the Plan of Subdivision, Official Plan Amendment, and Zoning By-law Amendment applications is to facilitate the development of a 27 lot prestige business park. This new business park is envisioned to attract low-profile industrial and employment generating uses and provides for retail uses to compliment the future Tanger Outlet Center. The subdivision design illustrates four internal public streets, all terminating in cul-de-sacs, with a plan to re-align
2 Palladium Drive with the future Campeau Drive extension. Options for the re-alignment of Palladium Drive will be explored through these Planning Act applications and through a Class Environmental Assessment Study. The Plan of Subdivision will also create one stormwater management block in the southwest corner of the site and a block for the protection of Feedmill Creek. Details of Requested Official Plan Amendment: The subject site is currently designated Enterprise Area within the City s Official Plan (Volume 1). The Enterprise Area is intended to ensure that, over the long term, sufficient areas of land are reserved primarily for places of business and economic activity. Uses that support this function consist predominantly of offices, manufacturing, warehousing, distribution, research and development facilities and utilities. Enterprise Areas further allow for limited residential and small scale complimentary commercial uses which support employment uses. The purpose of the requested Official Plan Amendment is to increase the allowable retail uses on the subject property through site specific criteria. This criterion is in-keeping with the site specific Enterprise Area policies proposed in the City of Ottawa s Council approved Official Plan (Official Plan Amendment 150), which is before the Ministry of Municipal Affairs and Housing for approval. These criteria are: 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 ha 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 ha required by this policy; c. residential development is permitted on a maximum of 1.3 net ha 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 ha. Details of Requested Zoning By-law Amendment: The subject site is currently zoned Development Reserve (DR) in the City s Comprehensive Zoning By-law ( ) to recognize the lands as intended for future development. The applicant is proposing to rezone the lands to a Business Park Industrial zone (IP zone). The IP zone would have the effect of accommodating a range of office, light industrial and employment generating uses. The applicant further proposes to add retail as a permitted use on 10.6 net hectares of land in keeping with the criteria proposed above in the Official Plan Amendment proposal (items a through d). Class Environmental Assessment Study The Official Plan Amendment, Zoning By-law Amendment and Plan of Subdivision proposal applications and supporting studies will be developed in conjunction with a Class Environmental
3 Assessment Study for the adjacent transportation infrastructure. The development of an integrated workplan will serve to: avoid duplication improve environmental protection measures facilitate approvals consolidate consultation requirements The planning processes will meet the intent and requirements of the Planning Act and Class EA processes. Approval Timelines & Authority: The On Time Decision Date, i.e. the target date the application will be considered by the City s Planning Committee is July 8, Further Information: To obtain further information relating to this proposal, e.g., plans, studies and assessments, go to Ottawa.ca/devapps, access the City s Development Application Search Tool, and input the File Number in the Search criteria. To view the application, please contact the undersigned planner. Notification and Submission Requirements - Plan of Subdivision: If you wish to be notified of the decision of the City of Ottawa in respect of the proposed plan of subdivision, you must make a written request (i.e. return the attached comment sheet) to the City of Ottawa. If a person or public body does not make oral submissions at a public meeting, (meeting date to be determined), or make written submissions to the City of Ottawa in respect of the proposed plan of subdivision before the City of Ottawa gives or refuses to give approval to the draft plan of subdivision, the person or public body is not entitled to appeal the decision of the City of Ottawa to the Ontario Municipal Board. If a person or public body does not make oral submissions at a public meeting, (meeting date to be determined), or make written submissions to the City of Ottawa in respect of the proposed plan of subdivision before the City of Ottawa gives or refuses to give approval to the draft plan of subdivision, the person or public body may not be added as a party to the hearing of an appeal before the Ontario Municipal Board unless, in the opinion of the Board, there are reasonable grounds to do so. Notification and Submission Requirements Official Plan & Zoning By-law Amendment: If you wish to be notified of the adoption of the proposed Official Plan amendment and proposed Zoning By-law amendment, or of the refusal of a request to amend the official plan and the zoning by-law, you must make a written request (i.e., return the attached comment sheet) to the City of Ottawa.
4 If a person or public body does not make oral submissions at a public meeting (meeting date to be determined) or make written submissions to the City of Ottawa before the proposed Official Plan amendment is adopted and/or the proposed By-law is passed, the person or public body is not entitled to appeal the decision of the Council of the City of Ottawa to the Ontario Municipal Board. If a person or public body does not make oral submissions at a public meeting or make written submissions to the City of Ottawa before the proposed Official Plan amendment is adopted and/or the proposed By-law is passed, the person or public body may not be added as a party to the hearing of an appeal before the Ontario Municipal Board unless, in the opinion of the Board, there are reasonable grounds to add the person or public body as a party. Please provide any comments to the undersigned planner by May 7, Sean Moore City of Ottawa Planning and Growth Management Department 110 Laurier Avenue West, 4 th floor Ottawa, ON K1P 1J , ext Facsimile: sean.moore@ottawa.ca
5 Résumé des propositions de plan de lotissement, de modification au Plan officiel et de modification au Règlement de zonage N os de dossier : Plan officiel : D Règlement de zonage : D Plan de lotissement : D Date : 9 avril 2014 Consultante : FoTenn Consultants Inc., à l'attention de Paul Black Propriétaire : West Ottawa Land Holdings, à l'attention de Jeff Parkes (Taggart Realty Management) Adresse : 223, rue McLeod, Ottawa (Ontario) Adresse : 225, rue Metcalfe, bureau 708, Ottawa (Ontario) K2P 1P9 Téléphone : , poste 233 Téléphone : , poste 235 Emplacement Le terrain visé est situé dans la collectivité de Kanata Ouest, dans le quartier de Kanata (quartier 4) aux 405, promenade Huntmar, 425, promenade Huntmar et 3001, promenade Palladium. Il se trouve au nord de l'autoroute 417, à l'ouest de la promenade Huntmar et immédiatement au sud et à l'est de la limite urbaine (tracée par la limite des quartiers 4 et 5). Description de l emplacement et du secteur avoisinant L'emplacement visé couvre environ 65 hectares et comprend trois parcelles distinctes (situées aux 405, promenade Huntmar, 425, promenade Huntmar et 3001, promenade Palladium). Elles forment un bien-fonds en forme de «L» délimité par deux rues municipales (la promenade Palladium vers le sud et la promenade Huntmar vers l'est) et une autoroute provinciale (l'autoroute 417 au sud). Il s'agit en majorité de terres agricoles cultivées. Le ruisseau Feedmill traverse la partie sud de l'emplacement dans l'angle sud-ouest du terrain. Aux alentours il faut signaler des terres agricoles contiguës immédiatement au nord; une terre d'agrégats minéraux qui longe la limite est du bien-fonds, un lotissement résidentiel en voie d'aménagement à l'est de l'autre côté de la promenade Huntmar et un centre de magasins d'usine de mètres carrés (Tanger Outlet Center) en voie de construction directement au sud-est dans l'échangeur de la promenade Palladium et de l'autoroute 417. Proposition de plan de lotissement Les propositions de plan de lotissement, de modification au Plan officiel et de modification au Règlement de zonage ont toutes pour objet l'aménagement d'un parc d'affaires de prestige de 27 lots. Il est envisagé que le parc d'affaires attirera des utilisations industrielles et des utilisations créant de l'emploi à profil bas ainsi que des magasins qui compléteront le futur centre
6 de magasins d'usines Tanger. Le plan de lotissement prévoit quatre rues internes, toutes se terminant en cul-de-sac, et le réalignement de la promenade Palladium sur le futur prolongement de la promenade Campeau. Les choix de tracés pour le réalignement de la promenade Palladium seront examinés lors de l'étude des présentes demandes en vertu de la Loi sur l'aménagement du territoire et d'une évaluation environnementale municipale de portée générale. Dans le cadre du lotissement il est également prévu de créer un îlot de gestion des eaux pluviales dans l'angle sud-ouest de l'emplacement ainsi qu'un îlot de protection de l'environnement du ruisseau Feedmill. Détails de la proposition de modification au Plan officiel L'emplacement est désigné «Secteur d'entreprise» dans le Plan officiel (Volume 1). Cette désignation vise à assurer qu'à long terme suffisamment de terrains sont réservés pour des places d'affaires et d'activité économique. Les utilisations qui appuient une telle fonction sont à prédominance des bureaux, des usines, des entrepôts, des centres de distribution, des centres de recherche-développement et des services publics. Dans un secteur d'entreprise il y a également lieu de prévoir des utilisations résidentielles et commerciales complémentaires limitées qui appuient les utilisations créant de l'emploi. La modification au Plan officiel proposée vise à augmenter la part des utilisations de vente au détail permises selon des critères propres à l'emplacement. Ces critères sont conformes aux politiques propres au secteur d'entreprise proposées dans la modification au Plan officiel n o 150, approuvée par le Conseil et actuellement en attente de l'approbation du ministère des Affaires municipales et du Logement. Ces critères sont : «L'aménagement d'un secteur d'entreprise au nord de l'autoroute 417 à l'échangeur de la promenade Huntmar sous réserve des dispositions suivantes : a. des aménagements de vente au détail sont permis sur 10,6 hectares nets au maximum, mais les locaux de vente au détail ne doivent pas dépasser les locaux de bureaux de plus mètres carrés en tout temps; b. les locaux de vente au détail dans un bâtiment polyvalent doivent être inclus dans le calcul des 10,6 hectares net prévus par la présente politique; c. des aménagements résidentiels sont permis sur au maximum 1,3 hectare net des terrains du secteur d'entreprise qui restent et d. l'aménagement des terrains qui restent du secteur d'entreprise doit fournir une densité minimale moyenne de 125 emplois par hectare net.» Détails de la proposition de modification au Règlement de zonage Le zonage actuel de l'emplacement est (DR), une Zone d'aménagement futur dans le Règlement de zonage général ( ) indiquant que les terrains sont destinés à un aménagement futur. La requérante propose de changer ce zonage à (IP), une Zone de parc industriel La Zone IP permet un éventail d'utilisations de bureau, d'industrie légère et génératices d'emplois. La requérante propose par ailleurs d'ajouter l'utilisation «magasin de détail» aux utilisations
7 permises sur les 10,6 hectares nets, conformément aux critères énoncés plus haut relatifs à la proposition de modification au Plan officiel (éléments a à d). Évaluation environnementale municipale de portée générale Les propositions de plan de lotissement, de modification au Plan officiel et de modification au Règlement de zonage et les études à l'appui de ces demandes seront traitées en parallèle à une évaluation environnementale municipale de portée générale de l'infrastructure de transport contiguë. Un plan de travail intégré servira à : éviter les chevauchements, améliorer les mesures de protection de l'environnement, simplifier les approbations et regrouper les exigences en matière de consultation. Le processus de planification adopté sera conforme aux objectifs et exigences de la Loi sur l'aménagement du territoire et du processus d'évaluation environnementale municipale de portée générale. Délais et pouvoir d approbation La «date de décision en temps voulu», c.-à-d. la date limite à laquelle le Comité de l'urbanisme de la Ville examinera les demandes est le 8 juillet Renseignements supplémentaires Afin d obtenir de plus amples renseignements sur ces propositions, c.-à-d. les plans, les études et les évaluations, accédez à l outil de recherche des demandes d aménagement à ottawa.ca/demdam et entrez le numéro de dossier dans le champ «Recherche». Pour consulter la demande ou toute information ou tout document relatif à ladite demande, veuillez communiquer avec l urbaniste soussigné(e). Avis et exigences de soumission - Plan de lotissement Si vous souhaitez être avisé de la décision de la Ville d Ottawa concernant la proposition de plan de lotissement, vous devez en faire la demande par écrit (c est-à-dire vous devez retourner la feuille de commentaires ci-jointe) à la Ville. Si une personne ou un organisme public ne présente pas d observations orales lors d une réunion publique, si une a lieu (date de la réunion à déterminer), ou ne présente pas d observations écrites concernant la proposition de plan de lotissement à la Ville d Ottawa avant que cette dernière ait adopté ou refusé ladite proposition, cette personne ou cet organisme public n a pas le droit d interjeter appel de la décision du Conseil municipal d Ottawa devant la Commission des affaires municipales de l Ontario. Si une personne ou un organisme public ne présente pas d observations orales lors d une réunion publique, si une a lieu (date de la réunion à déterminer), ou ne présente pas d observations écrites concernant la proposition de plan de lotissement à la Ville d Ottawa avant que cette dernière ait adopté ou refusé ladite proposition, cette personne ou cet organisme public ne peut pas être joint en tant que partie à l audition d un appel dont est saisie la Commission des affaires municipales
8 de l Ontario, à moins qu il n existe, de l avis de cette dernière, des motifs raisonnables de le faire. Avis et exigences de soumission - Modifications au Plan officiel et au Règlement de zonage Si vous souhaitez être avisé de la décision de la Ville d Ottawa concernant les propositions de modification au Plan officiel et de modification au Règlement de zonage, vous devez en faire la demande par écrit (c est-à-dire vous devez retourner la feuille de commentaires ci-jointe) à la Ville. Si une personne ou un organisme public ne présente pas d observations orales lors d une réunion publique, si une a lieu (date de la réunion à déterminer), ou ne présente pas d observations écrites concernant les propositions de modification au Plan officiel et de modification au Règlement de zonage à la Ville d Ottawa avant que cette dernière ait adopté ou refusé la proposition de modification au Plan officiel ou adopté le règlement proposé, cette personne ou cet organisme public n a pas le droit d interjeter appel de la décision du Conseil municipal d Ottawa devant la Commission des affaires municipales de l Ontario. Si une personne ou un organisme public ne présente pas d observations orales lors d une réunion publique, si une a lieu (date de la réunion à déterminer), ou ne présente pas d observations écrites concernant les propositions de modification au Plan officiel à la Ville d Ottawa avant que cette dernière ait adopté ou refusé la proposition de modification au Plan officiel ou adopté le règlement proposé, cette personne ou cet organisme public ne peut pas être joint en tant que partie à l audition d un appel dont est saisie la Commission des affaires municipales de l Ontario, à moins qu il n existe, de l avis de cette dernière, des motifs raisonnables de le faire. Veuillez soumettre tout commentaire à l urbaniste soussigné(e) d ici au 7 mai Kathy Rygus Ville d Ottawa Urbanisme et Gestion de la croissance 110, avenue Laurier Ouest, 4 e étage Ottawa (Ontario) K1P 1J , poste28318 Télécopieur : kathy.rygus@ottawa.ca
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