KANATA WEST RETAIL CENTRE

KANATA WEST RETAIL CENTRE June 13, 2017 Zoning By-law Amendment and Site Plan Control

Prepared for: 225 Metcalfe Street, Suite 708 Ottawa, ON K2P 1P9 Prepared by: Fotenn Planning + Design 223 McLeod Street Ottawa, ON K2P 0Z8 fotenn.com June 13, 2017

1.0 INTRODUCTION 1 Fotenn Consultants, has been engaged by to assess the appropriateness of an Official Plan Amendment and a Zoning By-law Amendment seeking to expand retail uses an existing sitespecific exception in the Enterprise Area designation. The previous Council-approved exception permits largeformat retail uses in the designation. The proposed amendments seek to implement the Council direction of Official Plan Amendment No. 180 by allowing retail uses on a larger area of the lands within the Kanata West Business Park. 1.1 Application History Plan of Subdivision and Zoning By-law Amendment applications for the subject lands have been previously submitted on two (2) separate occasions. Originally submitted applications in 2012 were revised to consider the Tanger Outlet Centre lands (east of the subject lands) separately. The first phase of the Tanger Outlet Centre was completed and opened in October 2014. Additional lands to the north were acquired by (the Denison Lands ) and formed part of the 2014 Official Plan Amendment (File No. D01-01-14-0001), Plan of Subdivision (File No. D07-16-14-0003), and Zoning By-law Amendment (File No. D02-02-14-0018) applications. The Official Plan Amendment and Zoning By-law Amendment applications were subsequently approved for the lands in the fall of 2014. The Plan of Subdivision for Phase 1 of the Subdivision was registered on June 7, 2016 and included a portion of the subject lands. In June 2015, a Minor Variance application was submitted (File No. D08-02-15/A-00206) to reduce the required front and corner side yard setback for the retail centre along Palladium and Campeau drives. A concurrent consent application (File No. D08-01-15/B-00213) was approved to sever an internal block for the Cabela s store. A Site Plan Control application (File No. D07-12-15-0016) for the Kanata West Retail Centre lands was approved on August 27, 2015. This Site Plan Agreement was registered on a portion of the property (the Cabela s Block ) to allow the Cabela s store and associated parking and drive aisles to be constructed. This block is known municipally as 3065 Palladium Drive. A subsequent Site Plan Control application (File No. D07-12-16-0122) was approved on September 21, 2016 and included plans for the balance of the Retail Centre lands (Block 1, 2, and 14 on Plan 4M-1566). Phase 1 of this approval is currently under construction as a Princess Auto retail store with an ongoing site plan revision (File No. D07-12-17-0064) that seeks to amend the Phase 2 and 3 areas. The subject lands were also the subject of a City-initiated Official Plan Amendment No. 180 (OPA 180) in the fall of 2016. This OPA was a follow-up to Official Plan Amendment No. 150 which was adopted by Council on December 11, 2013 and approved by the Ministry of Municipal Affairs on April 30, 2014. A number of appeals were received to OPA 150 including appeals of the entire amendment. Subsequent changes proposed by OPA No. 140 (which included corrections to OPA 150) and OPA 141 (in which other matters that were consolidated with the appeals to OPA 150). The OMB, on February 23, 2016, after giving consideration to motions to repeal OPA 150 and the subsequent amendments made through OPA 140 and 141, issued an interim decision directing the City to, among other things, complete a review of employment lands. The City completed the employment land review and planning horizon update in late 2016 and presented their findings in a report to Council on December 14, 2016. This update found that there was a surplus of between 215 and 326 net hectares of employment land at 2036 and more than enough supply until 2041 and beyond. The City sought to reduce the surplus of lands by proposing conversion to non-employment land uses for four (4) parcels of land, and re-designating lands within the Enterprise Area to reflect the actual use of the land.

2 The Enterprise Area designation is categorized as employment land within the City of Ottawa, intended to permit and integrate residential uses with employment uses, up to 50% of the land area of the designation. The flexible policies of the Enterprise Area did not fully function as intended, and in response the City proposes to redesignate lands that are currently vacant or expected as development lands to a new Urban Employment Area designation. Other lands and parcels currently developed with non-employment uses will be re-designated to more appropriate land use designations, including General Urban Area, Arterial Mainstreet, and Mixed-Use Centre. This was done through Official Plan Amendment No. 180, approved by Council on December 14, 2016. Through OPA 180, the subject lands were re-designated to General Urban Area. This re-designation permits the existing and proposed use of the lands as a retail shopping centre. Given that OPA 180 implements the findings of three (3) reviews (Employment Lands, Land Evaluation and Area Review (LEAR), and 2036 Projections Update), and the other two (2) amendments (OPA 140 and 141), OPA 180 must follow the same process as a Comprehensive Review. The Ministry of Municipal Affairs is therefore the approval authority for the amendment. Once approved, the amendment will be forward to the Ontario Municipal Board (OMB) at which time the hearings dealing with all amendments (OPA 150, 140, 141, and 180) may proceed.

2.0 PURPOSE OF THE APPLICATIONS 3 The purpose of the current applications is to amend the provisions of the previously approved site-specific exception within the Enterprise Area designation of the Official Plan to permit retail uses on a larger area of the Kanata West Business Park. The proposed amendment implement the policy direction of the Council-approved OPA 180. 2.1 Official Plan Amendment The subject lands are designated Enterprise Area on Schedule B of the City of Ottawa s Official Plan. 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 medium- and high-density housing into Enterprise Areas in ways that do not detract from the area s main employment focus. As noted above, the City completed an employment lands review in 2016 which concluded that there was a significant surplus of employment land within the City. Council adopted OPA 180 in December 2016 which addressed this surplus through the conversion of employment lands to non-employment designations, and the re-designation of lands within the Enterprise Area designation to accurately reflect the existing uses. Through OPA 180, it was recommended that the subject lands be re-designated to General Urban Area. The General Urban Area designation would permit the proposed commercial shopping centre development as-of-right in full conformity with the policies of the amended Official Plan. OPA 180 must now receive approval from the Ministry of Municipal Affairs and Housing before proceeding to the OMB to be considered as part of the appeals to OPA 150, 140, and 141. It is expected that this process will take up a year to complete, and so the current private Official Plan Amendment application seeks to implement the direction of OPA 180 through an amendment to the existing site-specific exception policy applying to the subject lands. It is not expected that the policy changes affecting the subject lands will be subject to any appeal. The amendment proposes to replace the site-specific policy language of Section 3.6.5, Policy 7, with the following: Notwithstanding the policies above, development of the Enterprise Area located to the north of Highway 417 at the Palladium Drive interchange (known as the Kanata West Business Park) is subject to the following provisions: 1. Retail development is permitted on a maximum of 14.5 hectares of land; 2. Residential development is permitted on a maximum of 2.16 hectares within the remaining Enterprise Area land; and 3. Development within the remaining Enterprise Area shall provide for a minimum average density of 48 to 56 jobs per net hectare; 4. As lands within this area are subject to periodic vibrations of 20 mm/s and sound levels of 134 dbl arising from the nearby bedrock quarries at 2448 Carp Road and 421 Huntmar Drive, all Site Plan Control applications within this area are subject to the submission of a noise and vibration study detailing design compatibility with vibration limits of up to 20 mm/s and sound levels of up to 134 dbl arising from these nearby quarries. In addition, warning clauses will be inserted in all site plan and subdivision agreements in these areas advising that there will be vibration and noise from time to time and that uses should be avoided where people could be impacted or adversely affected by noise and vibration at these levels. There will also be obligations on all vendors and landlords to advise purchasers and tenants of the vibration and noise and of the design obligations. The subject lands are designated Prestige Business Park in the Kanata West Concept Plan (KWCP). The KWCP is a Specific Area Policy and does not form part of the City s Official Plan. In 2014, a site-specific exception was approved to allow the retail uses on the subject lands. The current amendment seeks to modify the language of this exception in Section 3.2.1, replacing it as follows:

4 For the area north of Highway 417 at the Palladium Drive interchange, retail development is permitted on a maximum of 14.5 hectares of land. 2.2 Zoning By-law Amendment The subject lands are currently zoned Business Park Industrial, Subzone 13 (IP13) and Business Park Industrial, Subzone 13, Special Exception 2167 (IP13[2167] in the City of Ottawa Zoning By-law 2008-250, as amended. The purpose of the IP zone is to accommodate a mix of office, office-type uses and low impact, light industrial uses in a business park setting. Subzone 13 provides for additional permitted uses, specifying floor areas and side yard setbacks for uses. Exception 2167 was established in 2014 as the special exception for the retail area. The exception permits a range of additional retail and commercial uses on the lands, and removes any limitation on floor area. The exception also includes a requirement that retail development within the IP13[2167] zone not exceed office development in the neighbouring IP13 and IP13[2166] zones by more than 8,000 square metres. The proposed Zoning By-law Amendment would rezone the entire subject (Areas A and B) property as follows: Rezone to Business Park Industrial, Subzone 13, Exception 2167 (IP13[2167) ; Remove the special provision in Table 239, Exception 2167, Column V, that limits the amount of retail gross floor area as compared to the gross floor area of business park development on the balance of the lands; Revise the required front yard setback along Palladium Drive to 1.5 metres (consistent with the 2015 Minor Variance); and Revise the required rear and corner side yard setbacks along Campeau Drive and Nippissing Court respectively, to 0 metres. AREA A TO BE REZONED FROM IP13 TO IP13[2167] AREA B TO BE REZONED WITH REVISED PROVISIONS OF EXCEPTION 2167 Figure 1: Proposed Zoning By-law Amendment

3.0 SURROUNDING AREA AND SITE CONTEXT 5 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 Palladium Drive to the east, the Campeau Drive extension to the north, Feedmill Creek to the south, and the future Nippissing Court to the west. The subject lands are within the larger Kanata West Business Park. Area A are lands that were not previously zoned for retail development and which will now form part of an expanded Kanata West Retail Centre. Area B is the existing Kanata West Retail Centre and includes lands that will be rezoned with the revised provisions of Exception 2167. The subject lands are identified as blocks 5, 6, 7, 8, and 9 on the draft approved plan of subdivision (dated February 2015). The subject lands have a cumulative area of 140,949 square metres, including 23,183 square metres (5.73 acres) in Area A and 117,766 square metres (29.10 acres) in Area B. The lands have frontage on the Campeau Drive extension, Palladium Drive, and Nippissing Court. The Campeau Drive extension and Nippissing Court, together with the Area B lands, were all registered through Phase 1 of the subdivision on Plan 4M-1566. Palladium Drive was also realigned through this registration The Area A lands, west of the retail centre, were not part of the registration and will need to be registered prior to development. Tanger Outlets AREA A Kanata West Retail Centre AREA B Palladium Auto Park Figure 2: Site Context Land uses surrounding the subject lands include: NORTH: North of the subject property is Campeau Drive. The lands on the north side of Campeau Drive are designated for business park development. Further north are agricultural lands which are currently outside of the City of Ottawa s urban boundary. EAST: To the immediate east in the Kanata West Retail Centre, currently under construction. RioCan-Tanger Outlet Centre, a regional retail shopping centre is on the east side of Palladium Drive. 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 is the Minto Arcadia commercial centre and future development lands.

6 SOUTH: The subject property is bordered to the south by a stormwater management pond block. The pond was constructed as part of the Phase 1 subdivision registration. Further south is the Feedmill Creek Corridor which has been reserved through the Plan of Subdivision. Beyond the creek is 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: Directly west of the subject property is Nippissing Court and other lands to be developed as part of the Kanata West Business Park. Further west at the western edge of the business park, a UPS distribution facility is currently under construction. Further west are mineral aggregate extraction lands that are actively being quarried.

4.0 PROPOSED DEVELOPMENT 7 As noted above, the Kanata West Retail Centre is currently under construction as community retail centre with a range of large, medium, and small-format retail buildings and restaurant uses planned. The proposed applications seeks to expand the area of the retail centre, in accordance with the Council direction given through OPA 180. The expanded retail area would have a total land area of approximately 35-acres and would serve the growing Kanata West district of the City. The expanded land area is proposed for additional retail opportunities. The proposed concept plan shows additional retail buildings at the northwest corner of the site, adjacent to the existing Cabela s building. Given that the Cabela s building is existing and the block has been sold, options for expansion are limited. The proposed concept plan utilizes the lands to the north of the Cabela s building and parking area for retail uses given their visibility from the major roads (Palladium and Campeau Drive, Highway 417 exit). Lands to the west of the Cabela s, which are not visible and are on the dead-end Nippissing Court street, are expected to provide overflow parking spaces for the retail uses, as well as a future block for commercial/industrial uses, consistent with the uses permitted in the Enterprise Area designation. In total, the concept plan incorporates 11,193 square metres of retail gross floor area, as compared to the previous proposal which showed 7,360 square metres of gross floor area. Conceptually, the main north-south drive aisle would remain unchanged while the east-west aisle would be extended to carry on through the site to Nippissing Court. The east-west aisle is limited to a right-out onto Palladium Drive from the centre. Loading for the Cabela s and the expanded retail buildings would occur from Nippissing Court out of view from the major streets. Figure 3: Kanata West Retail Centre Concept Plan

5.0 POLICY AND REGULATORY FRAMEWORK 8 5.1 Provincial Policy Statement The Provincial Policy Statement (PPS) provides policy direction on matters of provincial interest related to land use planning. Decisions affecting planning matters shall be consistent with Provincial Policy Statements. Policy 1.1.1(a) promotes the efficient development and land use patterns which sustain the financial well-being of the Province and municipalities over the long-term. Policy 1.1.1(b) states that an appropriate range and mix of residential, employment, institutional, and other uses should be accommodated to meet long-term needs. Policy 1.1.2 states that sufficient land shall be made available to accommodate an appropriate range and mix of land uses to meet projected needs for a time horizon of up to 20 years. Within settlement areas, this land is to be made available through intensification and redevelopment, and through designated growth areas. Policy 1.3.2.1 states that planning authorities shall plan for, protect, and preserve employment areas for current and future uses and ensure that the necessary infrastructure is provided to support current and projected needs. Conversion of lands within employment areas to non-employment uses through a comprehensive review, only where it has been demonstrated that the land is not required for employment purposes over the long term and that there is a need for the conversion. Through OPA 180 and the supporting employment project update and land review, the subject property has been proposed for re-designation to reflect the current non-employment use of the lands. Although retail is not typically considered an employment use, it is important to recognize the significant and important employment that is offered by the retail sector. The re-designation of the subject lands to General Urban Area will allow for the retail uses as-of-right on the subject lands. Absent of a comprehensive review process, lands cannot be re-designated from employment areas to a non-employment land use. As a result, the current application seek to amend the existing site-specific exception to reflect the policy direction of OPA 180, allowing retail uses on the entire subject lands and removing any limit on the amount of retail related to the amount of office or commercial floor area on the balance of the employment lands. The City s employment land review demonstrates a sufficient supply of employment areas within the City until 2036 (the planning horizon) and beyond. The proposed amendments will not negatively impact the provision of employment areas within the City and will support the provision of an appropriate mix of employment uses to meet long-term needs. The proposed amendments are consistent with the PPS. 5.2 City of Ottawa Official Plan The City of Ottawa Official Plan is composed of eight (8) sections, each addressing a different aspect of the planned function of the City as a whole. Section 2 of the Official Plan provides Strategic Directions for growth and development within the City. The City plans to meet the challenges of growth over the next 20 years by managing it in ways that support liveable communities and healthy environments. More specifically, the Plan pursues strategic directions in four key areas: Managing Growth, Providing Infrastructure, Maintaining Environmental Integrity, and Creating Livable Communities. In creating liveable communities, the City will: Manage growth in ways that create complete communities with a good balance of facilities and services to meet people s everyday needs including schools, community facilities, parks, a variety of housing, and places to work and shop; and, Provide for a range of rural and urban economic activities in suitable locations. The proposed development will continue to provide employment opportunities within the Kanata West Business Park enterprise area. The proposed amendments will allow for the expansion of the current

9 retail uses and will maintain significant land area for employment land uses, all as part of the larger Taggart lands. 5.2.1 Land Use Designation The subject property is designated Enterprise Area on Schedule B of the City of Ottawa Official Plan. The Official Plan seeks to ensure that, over the long term, sufficient areas of land are reserved for primary places of business and economic activity. Employment lands provide for a wide range of economic activities. Enterprise Areas are areas of employment that may accommodate the integration of housing without detracting from the objectives of the employment area. These lands are still intended to provide for a concentration of employment but, by increasing the employment densities, may also be able to support medium and high-density housing. The Official Plan characterizes Enterprise Areas as follows: The potential to provide for at least 2,000 jobs; At least 50% of the land is or will be devoted to employment; The employment uses existing or planned for the area will not negatively impact on residential uses through noise, odour, health concerns or other conflicts; Generally, the employment uses have less stringent locational requirements than those associated with Employment Areas, except that the area should be well served by public transit and may require access to truck routes; Contain business park type employment such as offices, but have the potential to achieve employment densities higher than achieved in traditional park-like settings; Are easily accessible from the surrounding community so that residential uses can be well integrated, both within the Enterprise Area itself and with the adjoining residential area, and can easily access residential amenities and services. 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. A variety of ancillary uses such as health and fitness centres, child care establishments, and service commercial uses (e.g. convenience stores, coffee shops, restaurants, banks) are also permitted with the intent of serving the employees of the area and the general public in the immediate vicinity, and passing traffic. Policy 2(b) of Section 3.6.5 states that ancillary uses are to be clearly incidental to the primary employment-generating uses and are not to be of a size or nature to draw clientele from beyond the local area. As noted in the 2016 employment land review completed by the City, there is a surplus of employment land within the City of Ottawa sufficient to meet the needs to 2036 and beyond. The proposed amendment would allow an expansion of the existing site-specific exception, as contemplated by the review, to create an important community-serving retail node in Kanata West. The balance of the lands within the business park would remain as employment lands would achieve the City s target of 45 and 53 jobs per net hectare. It s also important to note the significant employment generation of a retail centre. Using the City of Ottawa s Residential Land Strategy Appendix 5 Conversion of Density Benchmarks for Transit, it is anticipated that the retail uses will result in 1 employee per 45 square metres of floor area. Given the site s size (2.3183 hectares) and the proposed floor area (11,193 square metres), it is estimated that the proposed development will result in 249 jobs, at a density of 107 jobs per gross hectare. On a net hectare basis, this is well above the City s job target for employment lands. This significant contribution to the City s overall employment targets is often overlooked, but is important in helping to accommodate a range and mix of employment opportunities.

10 Section 3.6.5, Policy 5 states that residential uses are permitted within the Enterprise Area by means of a Zoning By-law Amendment in specific circumstances. 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. Policy 7 of Section 3.6.5 is the site-specific exception policy added through the 2014 Official Plan Amendment process (OPA 142). The exception states: Notwithstanding the policies above development of the Enterprise Area located to the north of Highway 417 at the Huntmar Drive interchange is subject to the following provisions: 1. 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; 2. retail in a mixed use building shall be included in the calculation of the 10.6 net ha required by this policy; 3. residential development is permitted on a maximum of 1.3 net ha within the remaining Enterprise Area land; and 4. development within the remaining Enterprise Area shall provide for a minimum average density of 125 jobs per net ha. 5. as lands within this area are subject to periodic vibrations of 20 mm/s and sound levels of 134 dbl arising from the nearby bedrock quarries at 2448 Carp Road and 421 Huntmar Drive, all Site Plan Control applications within this area are subject to the submission of a noise and vibration study detailing design compatibility with vibration limits of up to 20 mm/s and sound levels of up to 134 dbl arising from these nearby quarries. In addition, warning clauses will be inserted in all site plan and subdivision agreements in these areas advising that there will be vibration and noise from time to time and that uses should be avoided where people could be impacted or adversely affected by noise and vibration at these levels. There will also be obligations on all vendors and landlords to advise purchasers and tenants of the vibration and noise and of the design obligations. The previous site-specific policies contemplated a residential development within the Taggart lands. It was anticipated on 1.3 hectares of land, in a mid-rise building form. The OPA would allow additional area to be allocated for residential development, now approximately 2.16 hectares. The residential area is in keeping with the current policy direction of the Enterprise Area designation and the site-specific policies on the land. The residential component, in mid to high-rise form, would contribute to a more balanced and completed development on the overall Taggart lands while also ensuring the target densities for the balance of the lands are achieved throughout the balance of the Business Park lands. Consistent with the City s employment land review, the proposed amendment would allow the subject lands to develop as a retail centre, without limiting the amount of retail area by the amount of office/commercial development throughout the balance of the Business Park. Through the proposed amendment, the balance of the lands will be required to achieve job densities slightly above the City s target of 45 to 53 jobs per net hectare, to ensure consistency with the land supply calculations. As noted above, the proposed retail development itself will result in the creation of several jobs, at a density greater than the targets for employment lands. 5.3 City of Ottawa Official Plan Amendment No. 150 In 2013, the City of Ottawa reviewed its Official Plan resulting in numerous policy changes. Ottawa Council adopted Official Plan Amendment (OPA) 150 in December 2013, receiving Ministry of Municipal Affairs and Housing approval April 30, 2014. As OPA 150 is currently under appeal, the current policies of the City of Ottawa Official Plan 2003, consolidated May 2013, remain in full force and effect and have been used to review and evaluate the proposed development. Although OPA 150 is not in full force and effect, the new policies relevant to

11 the proposed development have been considered as the intended direction of City Council and are described below. The Enterprise Area land use designation continues to apply to the subject lands in OPA 150. The policies of the designation have been revised to include direction of permitted building heights. Low-rise will be permitted asof-right in the Enterprise Area with taller building heights permitted around transit stations. The proposed development is for low-rise retail and commercial buildings. Rapid transit services are planned in the long-term on the east side of Huntmar Drive which may present opportunities for additional building heights in the future. OPA 150 also introduced the same site-specific exception was OPA 142 for the subject lands to permit retail development on the lands. This policy permitted the creation of the Kanata West Retail Centre and is to be amended through the current applications to be consistent with the Council direction of OPA 180. The 2016 employment land review, as part of the response to appeals to OPA 150, concluded that there is a surplus of employment land within the City. As described in Section 5.3 above, the proposed amendment to the site specific exception is appropriate given the findings and recommendations of this report. 5.4 City of Ottawa Official Plan Amendment No. 180 A number of appeals were received to OPA 150 including appeals of the entire amendment. Subsequent changes proposed by OPA 140 (corrections to OPA 150) and 141 (other matters that were consolidated with the appeals to OPA 150). The OMB, on February 23, 2016, after giving consideration to motions to repeal OPA 150 and the subsequent amendments made through OPAs 140 and 141, issued an interim decision directing the City to complete a review of employment lands and LEAR and suggested that the City also adjust the Planning Horizon for OPA 150 from 2031 to 2036. Figure 4: Schedule E6 to Official Plan Amendment No. 180

12 Given that OPA 180 implements the findings of three (3) reviews (Employment Lands, Land Evaluation and Area Review (LEAR), and 2036 Projections Update), and the other two amendments (OPA 140 and 141), OPA 180 must follow the same process as a Comprehensive Review. The Ministry of Municipal Affairs is therefore the approval authority for the amendment. Once approved, the amendment will be forward to the Ontario Municipal Board (OMB) at which time the hearings dealing with all amendments may proceed. The Ottawa Employment Land Review Final Report provides recommendations for Official Plan Amendments for employment designations and policies, and forms the basis of the proposed employment changes in Official Plan Amendment No. 180. Revised projections anticipate that there will be 745,000 jobs in 2036, a growth of over 125,000 from 2016. Through OPA 180, employment growth will be focused on established job nodes such as the downtown and business parks. It is recognized that Ottawa s job growth will continue to be primarily office based with many tenants preferring urban, central locations accessible to transit. The Review found that, while Enterprise Areas were intended as areas of employment that could accommodate the integration of housing, the objective of residential integration was not generally achieved. Some business parks have developed into distinct employment and residential segments. OPA 180 recognized this and proposed to re-designate lands in Enterprise Areas to designations that reflect the intended uses within each of the Enterprise Areas, or to provide site-specific policies that explain where, or in what circumstances, residential land uses would be permitted. Existing land uses are proposed to correspond to the most appropriate designation, such as Employment Area or General Urban Area. As such, the subject lands are proposed to be re-designated to General Urban Area through OPA 180 (Figure 3). The Employment Lands Review concluded that there is a surplus of 215 to 305 net hectares of Employment Lands at 2036 and that there will be more than enough vacant urban Employment Land supply to 2041. As a result, OPA 180 proposes to remove approximately 165 net hectares of Employment Land, converting them instead to a non-employment use. This, together with the re-designation of Enterprise Areas removes approximately 200 net hectares from the current vacant land inventory and results in a surplus of approximately 16 to 106 net hectares of employment land until 2036. The conclusions of the 2016 Employment Land Review conducted by the City determined that there was a surplus of employment land and made recommendations to re-designate specific parcels to nonemployment uses, including the subject lands. This recommendation is currently with the Ministry of Municipal Affairs for review, and will then proceed to the OMB for consideration as part of the hearings for appeals to OPA 150, 140, and 141. No appeals to the proposed policy changes contained in OPA 180 as they relate to the subject lands are currently filed or anticipated and so the current applications are being submitted to implement the policy direction of OPA 180. The proposed amendment to the existing site-specific policy will allow for retail uses on the subject property and will remove any restriction on the amount of retail area as compared to the amount of office/commercial floor area. A similar approach was taken with OPA 142 in 2014 which was a private application on the Taggart lands to implement the policy direction of OPA 150. The balance of the Business Park lands will remain as employment area and were considered in the City s review of available employment lands. The Employment Land Review assumes a density of between 45 and 53 jobs per net hectare across the employment lands in their calculation of the required and available employment lands. The proposed amendment removes the previous site-specific requirement for 125 jobs per net hectare, instead assuming the densities deemed appropriate through OPA 180 can be achieved, recognizing that some parcels will achieve greater densities than others.

13 5.5 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, 2003. 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 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 to be 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 oriented 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 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. Concurrent to the 2014 Official Plan Amendment and Zoning By-law Amendment applications, an amendment to the Kanata West Concept Plan was also approved which permitted a restricted amount of retail in the Prestige Business Park designation north of Highway 417 on the subject lands. The amendment added a bullet to Section 3.2.1 which states: For the area north of Highway 417 at the Huntmar Drive interchange, 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. The proposed retail centre development is consistent with the site-specific policy approved in 2014, and seeks to increase the permitted area to implement the Council-direction provided through OPA 180. The proposed amendment would remove any limit on the amount of retail area and would permit up to 14.5 hectares of retail land within the designated lands.

14 The proposed amendment does not detract from the balance of the lands developing as a Prestige Business Park and providing the density of jobs per net hectare envisioned through the Official Plan. The proposed retail uses will support the employment uses with a variety of services and amenities. 5.6 City of Ottawa Comprehensive Zoning By-law (2008-250) The subject property is zoned Business Park Industrial Zone, Subzone 13 (IP13) and Business Park Industrial Zone, Subzone 13, Exception 2167 (IP13 [2167]) in the City of Ottawa comprehensive Zoning By-law (2008-250). The Business Park Industrial Zone is intended to accommodate a mix of office, office-type uses and low impact, light industrial uses in a business park setting, in accordance with the Enterprise Area designations of the Official Plan. 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. Exception 2167 currently applies only to Area B of the subject lands and permits a range of additional uses for the retail centre, including automobile service station, bank, bank machine, bar, cinema, convenience store, garden nursery, parking garage, parking lot, personal service business, nightclub, recreational and athletic facility, restaurant, retail store, retail food store, service and repair shop, sports arena, and theatre. It also states that Section 205(2)(b), (c), and (d) do not apply in this area (these sections deal with the restriction on uses). Finally, the zoning also contains the requirement that the amount of retail development on the subject lands not exceed the gross floor area of office in the IP13 zones by more than 8,000 square metres at any time, consistent with the Official Plan policies. O1 IP13 MC[2015] H(18) MC H(45) AREA A IP13 [2166]-h IP13 [2167] DR AREA B GM22 H(12) IP13 [2166] O1 Figure 5: City of Ottawa Zoning By-law (2008-250) The proposed Zoning By-law Amendment seeks to amend the zoning of both Area A and B to IP13[2167] where the provisions of Exception 2167 in Table 239 are amended by: Removing from Column V: - The provision that states the amount of retail development on the lands zone IP13[2167] must not exceed the gross floor area of office in the IP13 and IP13[2166] zones by more than 8,000 square metres at any time.

15 Adding in Column V: - Front Yard Setback (along Palladium Drive): 1.5 metres - Corner Side Yard Setback (along Campeau Drive): 0 metres - Rear Yard Setback (along Nippissing Court): 0 metres The proposed Zoning By-law Amendment to expand the Exception 2167 zone and remove the limit on retail development as compared to office development is consistent with the direction of OPA 180 to permit retail uses on the subject property. The request to amend the front, corner, and rear yard setbacks are intended to permit development of the site as a suburban retail centre, with building located abutting the street, and parking internal to the site. A previous minor variance application reduced the front and corner side yard setbacks along Palladium and Campeau Drive, respectively, but the proposed amendment removes any setback requirement along Campeau Drive and also removes the setback requirement along Nippissing Court These streets both provide wide landscaped boulevards that will offer a landscaped buffer between the sidewalk and the building wall. The amendments to the setback provisions will not undermine the permitted land uses, the planned function of the lands, or the general design intent of the site-specific provisions. The reduced setbacks are also consistent with adjacent properties to the east where buildings are encouraged to locate in proximity to the street to create an improved public realm and to assist in framing the street edge. Additionally, there are no concerns with sight lines, visibility or site function as a result of the amendments.

6.0 CONCLUSIONS 16 In considering the proposed development and applicable policy framework, it is Fotenn s professional opinion that the proposed development represents good planning and is in the public interest for the following reasons: Consistent with the Provincial Policy Statement The subject lands are designated as Enterprise Area in the Official Plan and are considered as employment area under the Provincial Policy Statement. As noted in the 2016 Employment Land Review, the City has a surplus of employment lands and the proposed amendments are therefore appropriate. The re-designation of the lands in OPA 180 and the current proposed amendments to the site specific exception policy will not impact on the balance of the Business Park lands to fulfill the requirements of the employment area under the PPS. The subject property will contribute to a range of employment opportunities available within the area, providing a density of housing similar to the targets for employment areas. Conforms to the City of Ottawa Official Plan, Official Plan Amendment No. 150, and Official Plan Amendment No. 180 The subject lands are designated Enterprise Area in the City of Ottawa Official Plan. A site-specific exception on the lands, adopted through OPA 142 and OPA 150, permits a limited area or retail development. Through The 2016 Employment Land Review and subsequent OPA 180, it was recognized that there was a surplus of employment lands throughout the City. OPA 180 addressed this surplus through the re-designation of certain parcels to non-employment uses, and the re-designation of Enterprise Area parcels. Lands designated Enterprise Area were evaluated and re-designated according to their existing uses. This process re-designated the subject lands to General Urban Area. The current private Official Plan Amendment application seeks to implement this Council-direction separate from the ongoing OPA 150 proceedings. It is not expected that there will be any appeal of the re-designation and therefore a private amendment is appropriate. The proposed amendment would revise the site-specific exception policy to permit a larger retail area (encompassing the entire subject lands) to support the Kanata West Business Park and the surrounding community. Consistent with the Kanata West Concept Plan The proposed development is consistent with the design guidelines for the Prestige Business Park area in the Kanata West Concept Plan. A previously adopted site-specific exception for the subject lands will be amended to again reflect the Council-direction given through OPA 180, permitting retail development on the subject property and removing any limitation on retail development as compared to office/commercial development within the Business Park. Complies with the Zoning By-law A Zoning By-law Amendment is requested to implement the policy direction of OPA 180 and to revise the provisions of Exception 2167. The proposed amendments will facilitate the development of a retail shopping centre with buildings abutting the public realm and framing the street edge. Miguel Tremblay, MCIP RPP Director, Planning and Development Paul Black, MCIP RPP Senior Planner