1 Report to Rapport Au: Planning Committee Comité De L
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1 Report to Rapport au: Planning Committee Comité de l'urbanisme and Council et au Conseil June 23, 2014 23 juin 2014 Submitted by Soumis par: Nancy Schepers, Deputy City Manager / Directrice municipale adjointe, Planning and Infrastructure / Urbanisme et Infrastructure Contact Person Personne ressource: Lee Ann Snedden, Manager / Gestionnaire, Policy Development and Urban Design / Élaboration de la politique et conception urbaine, Planning and Growth Management / Urbanisme et Gestion de la croissance (613) 580-2424, 25779, [email protected] Ward: KANATA NORTH (4) / KANATA File Number: ACS2014-PAI-PGM-0142 NORD (4) and KANTA SOUTH (23) / KANATA-SUD (23) SUBJECT: City-initiated Official Plan and Zoning By-law amendment regarding building heights in Kanata OBJET: Modification du Plan officiel et du Règlement de zonage demandé par la Ville relative à la hauteur des bâtiments à Kanata 2 REPORT RECOMMENDATIONS That Planning Committee recommend Council approve an amendment to: 1. Zoning By-law 2008-250 for multiple properties throughout Kanata North and Kanata South, as shown in Document 1 and detailed in Document 2; and 2. The Official Plan, Volume 2b, Former City of Kanata, 5.7 Town Centre, as detailed in Document 3. RECOMMANDATIONS DU RAPPORT Que le Comité de l’urbanisme recommande au Conseil d’approuver une modification au : 1. Règlement de zonage 2008-250 pour plusieurs propriétés à Kanata Nord et à Kanata Sud, comme le montre le document 1 et l’explique en détail le document 2; 2. Plan officiel, volume 2B, ancienne Ville de Kanata, 5.7 Centre de ville, comme l’explique en détail le document 3. BACKGROUND The Zoning Consistency Team (ZCT) was established in October 2012 fulfilling the Mayor’s commitment at the Planning Summit of April 2012 to identify and fix areas where the zoning is not consistent with the policies or strategic directions of the Official Plan (OP), Secondary Plans or Community Design Plans. The recommendations of this report derive from work completed to satisfy a priority study from the ZCT work plan approved by Planning Committee on June 11, 2013, whereby building heights were to be reviewed in the Kanata Town Centre and at key intersections across Kanata. The Zoning By-law amendment affects various properties along March Road at the intersections of Klondike Road, Shirley’s Brook Drive and Terry Fox Drive, as well as various properties along Hazeldean Road (Terry Fox Drive to Eagleson Road) and along the west side of Eagleson Road south of Rothesay Drive to Terry Fox Drive, as shown in Document 1. The Official Plan amendment affects land within the Kanata Town Centre as defined by Volume 2B, former City of Kanata, 5.7 Town Centre, and as shown in Document 3. 3 DISCUSSION The recommendations of the proposed Zoning By-law amendments are consistent with the policy direction of OPA 76 and OPA 150. Therefore, the recommended amendments to the Zoning By-law 2008-250 shall come into effect immediately when adopted by Council. The proposed Official Plan amendment represents an implementation of OPA 150 by amending policy concerning building height in the Kanata Town Centre Secondary Plan. The proposed amendments to the Secondary Plan rely on OPA 150 and therefore will not come into effect unless and until the corresponding policies introduced by OPA 150 also come into effect. Planning Act and Provincial Policy Statement The Planning Act requires that all City planning decisions be consistent with the Provincial Policy Statement (PPS), a document that provides policies on matters of provincial interest related to land use development. The PPS contains policies which indicate that there should be an appropriate mix of residential and non-residential uses, a range of housing types, which efficiently use land, infrastructure and public services, to support strong and healthy communities. The recommended Zoning By-law and Official Plan amendments are considered consistent with the matters of provincial interest as outlined in the Planning Act. It is considered in keeping with the PPS by promoting intensification and density in areas that are serviced by existing infrastructure and public services, is well served by public transit and community amenities, and encourages a mix of residential and non- residential uses. Collectively, these attributes support the long term prosperity of a vibrant liveable community with opportunity to live, work and play. Zoning By-law Amendment Recommendation 1 of this report represents an amendment to the Zoning By-law to provide consistency with, and an implementation of, the applicable designations in Schedule B of the Official Plan so that residents, developers and interested parties can have greater clarity on what could be developed on the subject sites, especially with respect to building height. The subject properties in Kanata North (Ward 4), as shown on Maps 1 and 2 in Document 1 are designated in the Official Plan as General Urban Area (Section 3.6.1). 4 The policy context of Section 3.6.1 (General Urban Area) of the Official Plan for both OPA 76 and OPA 150 permits the development of a full range and choice of housing types to meet the needs of all ages, incomes and life circumstances, in combination with conveniently located employment, retail, service, cultural, leisure, entertainment and institutional uses. This section notes that the Zoning By-law will continue to regulate the location, scale and type of land use in accordance with the provisions of the Official Plan. Section 3.6.1 through OPA 76 is silent on specific building height and relies on the urban design and compatibility policy of Section 4.11. However, Section 3.6.1, Policy 4 of the Official Plan through OPA 150, states that up to six storeys is permitted where the property fronts on and has access to an Arterial Road on Schedules E or F of the Plan and is located within 800 metres walking distance of a Rapid Transit Station or on a Transit Priority Corridor on Schedule D of this Plan. March Road is identified as an Arterial Mainstreet on Schedule E of the Official Plan and as a Transit Priority Corridor on Schedule D. The proposed zoning amendments in Maps 1 and 2 of Document 1 are appropriate for building heights up to six storeys, and the mixed-use zones are consistent with the General Urban Area designation. The subject properties in Kanata South (Ward 23), as shown on Maps 3 and 4 in Document 1 are in areas designated on Schedule B of the Official Plan as an Arterial Mainstreet and are subject to Section 3.6.3 - Mainstreets. The proposed amendments as shown on Map 3 of Document 1 affect a number of properties along Hazeldean Road between Terry Fox Drive and Eagleson Road. Section 3.6.3 - Mainstreets of the Official Plan, in both OPA 76 and OPA 150, permits building heights up to nine storeys. The current zoning along the subject corridor of Hazeldean Road permits building heights of 20 metres, which is generally consistent with a six-storey built form. The properties recommended for a nine-storey height limit (30 metres), as shown on Map 3 of Document 1, are primarily located in areas along the north side of Hazeldean Road and larger sites at key intersections. With the exception of the southwest corner of Hazeldean Road and Eagleson Road, properties along the south side of Hazeldean Road were not rezoned for additional height through this study and will remain at a height limit of 20 metres. Height increases were not recommended along the south side due to the topography of the Hazeldean Road properties being at a higher elevation then the residential properties to the south, the lots depths are shallower compared to the north side (where nine storeys is recommended), and in association with this lot depth there is a right-of-way protection of 5 37.5 metres along Hazeldean; for these reasons it would appear that a complying nine-storey building would not be possible. Properties along Hazeldean Road where nine storeys (30 metres) have been recommended are large enough and well-positioned to accommodate such height while maintaining the ability to incorporate compatibility measures with nearby residential areas. The ability to provide the appropriate built form transition, whereby the building height decreases in proximity to residential zones, in accordance with Table 185(f) of the Zoning By-law, can easily be accommodated. Notwithstanding the above, members of the public, developers and interested parties should be aware that OPA 150 Section 3.6.3, Policy 11 permits building heights up to 12 storeys through a zoning amendment at key nodes, such as the intersections of Hazeldean Road and Terry Fox Drive, as well as the Eagleson Road intersection. In addition to the above amendments, 420 and 430 Hazeldean Road are recommended for amendment to Urban Exceptions 1216 and 1253 respectfully, as detailed in Document 2. These two exceptions have very high minimum parking requirements and limit permitted uses, both of which of are viewed through this study as a barrier to encouraging the mixed-use development that the City supports on an Arterial Mainstreet. The proposed amendments as shown on Map 4 of Document 1 affect a number of properties along the west side Eagleson Road south of Rothesay Drive to Terry Fox Drive. The majority of the properties are already zoned Arterial Mainstreet, but the effect of the amendment is to increase the maximum building height to 30 metres in order to implement the nine-storey built form permitted by the Arterial Mainstreet designation. This amendment implements the policy direction of OPA 76 and OPA 150. When the City-initiated proposals were circulated on April 2, 2014 the recommended zoning maps included the properties at 1045, 1055, 1075 and 1083 Klondike Road.