NATIONAL CAPITAL COMMISSION / CITY OF OTTAWA FEDERAL LAND USE, DESIGN, AND TRANSACTION APPROVAL & SITE PLAN APPROVAL SUBMISSION
NATIONAL CAPITAL BUSINESS PARK - SITE 3 4055 RUSSELL ROAD, OTTAWA FEBRUARY 2021 NATIONAL CAPITAL COMMISSION / CITY OF OTTAWA FEDERAL LAND USE, DESIGN, AND TRANSACTION APPROVAL & SITE PLAN APPROVAL SUBMISSION TABLE OF CONTENTS NATIONAL CAPITAL BUSINESS PARK - SITE 3 4055 RUSSELL ROAD, OTTAWA 1.0 INTRODUCTION 6 FEBRUARY 2021 2.0 OVERVIEW OF SUBJECT LANDS 9
3.0 PROJECT DESCRIPTION 10
February 2021 4.0 NCC FLUDTA PROCESS 13
The information contained in this document produced by Re: public Urbanism is solely for the use of the Client identified above for the purpose for which it 5.0 PLANNING & POLICY CONTEXT 14 has been prepared and Re: public Urbanism undertakes no duty to or accepts any responsibility to any third party who may rely upon this document. 5.1 PROVINCIAL POLICY STATEMENT 14
5.2 CITY OF OTTAWA OFFICIAL PLAN 14
5.3 CITY OF OTTAWA ZONING BY-LAW NO. 2008-250 16
5.4 NCBP MASTER PLAN DESIGN PRINCIPLES & GUIDELINES 17
6.0 FEDERAL & NATIONAL CAPITAL COMMISSION POLICY 21
7.0 TECHNICAL STUDIES & PLANS 23
8.0 SUMMARY & CONCLUSION 24 PARC D’AFFAIRES NATIONAL CAPITAL PARC D’AFFAIRES NATIONAL CAPITAL 4 CAPITALE NATIONALE BUSINESS PARK CAPITALE NATIONALE BUSINESS PARK 5
EXECUTIVE SUMMARY
This document constitutes Avenue 31’s Feder- • Planning & Policy Context – includes an al Land Use, Design, and Transaction Approvals analysis of the proposed development through (FLUDTA) & Planning Rationale submission in the lens of the Provincial Policy Statement support of an application for Site Plan Approval (PPS), City of Ottawa Official Plan, City of on National Capital Business Park (NCBP) Site 3, Ottawa Zoning By-law No. 2008-250, as well located at 4055 Russell Road in the City of Ottawa. as applicable design principles & guidelines This document has been prepared in accordance outlined in the NCBP Master Plan. with the submission requirements identified by the National Capital Commission (NCC) and City of Ot- • Federal & National Capital Commission Policy tawa. The document is organized in eight sections: – this section provides reference to relevant Federal and NCC policy applicable to the • Introduction – introduces the project, site, and proposed development, reviewed and analysed intent of the proposal. as part of the master FLUDTA submission for the NCBP, approved by the NCC in early 2020. • Overview of the Subject Lands – provides a description of the subject lands as well as an • Technical Studies & Plans - outlines the overview of the surrounding land use context. detailed technical documents, drawings, and studies prepared in support of the FLUDTA • Project Description – briefly summarizes the and Site Plan submission, as identified in project, including building size, intended uses, consultation with the City of Ottawa. and proposed organisation/circulation of the site. • Conclusion - the submission concludes with a summary and professional planning opinion • NCC FLUDTA Submission Process – regarding the proposed development, as well provides an overview of the National Capital as a recommendation for approval of the Commission’s Federal Land Use, Design, and proposed development by the NCC & City of Transaction Approval process undertaken Ottawa. for the NCBP, which supports the proposed development.
NCBP - Site 3 - Building A1 (background), Building B (foreground)
SITE 3 - FLUDTA & SITE PLAN APPROVAL SUBMISSION SITE 3 - FLUDTA & SITE PLAN APPROVAL SUBMISSION PARC D’AFFAIRES NATIONAL CAPITAL PARC D’AFFAIRES NATIONAL CAPITAL 6 CAPITALE NATIONALE BUSINESS PARK CAPITALE NATIONALE BUSINESS PARK 7
1.0 INTRODUCTION
Re: public Urbanism has been retained by Avenue31 to prepare a planning rationale in support of an application for Federal Land Use, Design, and Transaction Approval (FLUDTA) with the National Capital SITE 3 Commission (NCC), and Site Plan Control with the City of Ottawa for lands located at 4055 Russell Road in Ottawa - shown on the opposite page asSite 3. The purpose of the applications is to facilitate the redevelopment of the subject lands to accommodate three (3) new industrial buildings that will serve users in the warehousing, distribution, and general logistics sectors. More detailed information on the proposed development, site works, and buildings is provided in Section 3.0 of this document.
The subject lands comprise one of three main sites that make up the National Capital Business Park (NCBP) – a master planned business/industrial park in the south east area of the Hawthorne-Stevenage Industrial Park. A Master Site Plan Control Application for the entire NCBP was submitted to the City of Ottawa in March 2020, and the master plan and development concept for the NCBP was approved by the NCC through a FLUDTA process in July 2020. The FLUDTA submission required as part of the NCC’s land use administration framework forms part of this submission. SITE 1
Since undertaking the master FLUDTA process, a number of distinct proposals have been submitted and/or approved for the NCBP to date:
• A detailed site plan and building-level FLUDTA was approved for Site 1 in November 2020, and the Site SITE 2 Plan Control Application for Site 1 is in the final stages of approval. • A FLUDTA for the demolition of the farm buildings and home on Site 3 was approved in November 2020. • A FLUDTA for tree clearing, grubbing and topsoil removal on Site 3 was submitted in January 2021 and is currently under separate review.
The proposal described herein would be the latest within the NCBP. Pursuant to this, a Site Plan Control Application will be submitted to the City of Ottawa for the development of three new buildings on Site 3 (Buildings A1, A2, and B - shown in Section 3.0) in February 2021. This report provides an overview of the subject lands, development proposal, a brief overview of the FLUDTA submission carried out for the NCBP, a review of planning policy context, as well as an urban design compliance review of the project in accordance with the master plan developed for the NCBP.
NATIONAL CAPITAL BUSINESS PARK
SITE 3 - FLUDTA & SITE PLAN APPROVAL SUBMISSION 4055SITE 3 - &FLUDTA 4120 & SITERUSSELL PLAN APPROVAL ROAD, SUBMISSION OTTAWA PARC D’AFFAIRES NATIONAL CAPITAL SIGNIFICANT PARC D’AFFAIRES NATIONAL CAPITAL CAPITALE NATIONALE BUSINESS PARK CAPITALE NATIONALE BUSINESS PARK 8 INTERSECTION 9
TRANS CANADA HIGHWAY 2.0 OVERVIEW OF SUBJECT LANDS
TRANS CANADA MATHEREXISTING HIGHWAY CREEK AWARD DRAIN SITE 1 The subject lands are located in the south east The surrounding land use context is as follows: area of the Hawthorne-Stevenage Industrial Park, North – The Hydro One Hawthrone Transformer situated immediately west of the Highway 417 / Station is located immediately north of the subject SITE 3 Hunt Club Road interchange. The subject lands lands, as well as some former (currently unused) rail 2 measure a total of 283,700 m (28.37 ha) in area, infrastructure/corridors. and form part of the 400,000 m2 (40 ha) that make up the NCBP. However, only the lands north of the ROAD L RUSSELL Mather Award Drain would be developed under East – The subject lands are bordered on the east EXISTING this proposal, which measure approximately 240, by Trans-Canada Highway 417 and the Hunt Club EXISTINGSTORM PON D POND RUSSELLROAD 980 m2 (24.1 ha). The remaining lands south of the Road Interchange. Further east of the highway Mather Award Drain are anticipated to be developed is the boundary of the Ottawa Greenbelt, which consists largely of undeveloped rural lands. EXISTING for further industrial uses in the future. SUBSTATION SITE 2 The lands currently contain a mix of fallow and South – Hunt Club Road and the Highway 417 previously cultivated lands, the Mather Award interchange borders the south boundary of the
BELGREEN DRIVE Drain, two dwellings (to be demolished), and a subject lands. The lands south of Hunt Club Road number of former farm buildings. Other than the contain a mix of open space, natural heritage farm buildings and dwelling sites, the majority of features (forest, wetland), agricultural, and low the site has not been previously developed (aside density rural-residential uses. from previous agricultural cultivation/clearing), and is accessed via two entrances from Russell Road. All GREEN West – The developed extent of the Hawthorne- current and future proposed accesses to the site is CONNECTION HYDRO Stevenage Industrial park is located immediately HYDRO from Russell Road. OTTAWA OTTAWA west of the subject lands, containing a range of light to heavy industrial and service-oriented uses. Russell Road also flanks the entire west boundary HAWTHORNE- of the lands, and divides the subject lands from HUNT CLUB STEVENAGE Sites 1 & 2 of the NCBP, located at 4120 Russell
INDUSTRIAL ROAD Road. These lands are currently vacant but PARK identified for future industrial development as part of the NCBP. HAWTHORNE- STEVENAGE INDUSTRIAL PARK MAJOR TRANSIT HAWTHORNEHAWTHORNE ROAD SITE 3 - FLUDTA & SITE PLAN APPROVAL SUBMISSION ROAD SITE 3 - FLUDTA & SITE PLAN APPROVAL SUBMISSION PARC D’AFFAIRES NATIONAL CAPITAL PARC D’AFFAIRES NATIONAL CAPITAL 10 CAPITALE NATIONALE BUSINESS PARK CAPITALE NATIONALE BUSINESS PARK 11 3.0 PROJECT DESCRIPTION
The proposal would see the development of Site 3 and offices of the building are located at the north requirements to protect the 400-series highway within the NCBP, specifically those lands located facade fronting onto Highway 417, along with an corridor. north of the Mather Award Drain measuring employee/visitor parking area (125 spaces). A total A small 1.97 Ha wetland area adjacent to the approximately 240,980 m2 (24.1 ha). The NCBP of 9 bicycle parking spaces are also provided. roadside ditch along the City-owned Russell Rd will is intended to be developed as a mixed business Building B is the third proposed under this site be removed and compensation will be provided at a / industrial park to service the warehousing, data plan submission, having a footprint of 17,044 ratio of 1.5:1 to 2:1 through either on-site wetland communications centre, distribution, and general m2 (183,460.1 ft2) and height of 9.8 m (32.5 ft). re-construction (within the National Capital employment needs of the National Capital Region. BUILDING A2 46 Shipping Dock Doors are proposed on the Business Park), or off-site on adjacent National AREA: 10,837.1 m2 The purpose of the proposed site plan is therefore west facade of the building. The main employee Capital Commission lands that have been Identified HEIGHT: 9.8 m to create new opportunities for users in these entrances and offices of the building are located at as priority areas within the drainage corridor / sectors who wish to locate within the urban area, the east and north facades, fronting on Highway McEwan’s creek sub-watershed. This is further enjoy excellent access to major transportation 417, along with respective employee/visitor parking detailed In the Environmental Impact Statement networks (Highway 417), and co-locate with areas (141 spaces). A total of 10 bicycle parking and the “MMF” report provided under separate compatible neighbouring uses (Hawthorne- spaces are also provided. cover. Stevenage Industrial Park). The park will be a BUILDING B gateway feature to the Nation’s Capital on Hwy 417. Despite the three distinct buildings proposed, Given the prominent location and presence of the AREA: 17,044 m the site is intended to be developed cohesively site along a major gateway to the City and Highway HEIGHT: 9.8 m As shown on the site plan overview (opposite), with a common access road and connected by 417, the mix of landscaped and naturalized areas three new buildings are proposed on the lands, landscape and pedestrian amenities. The creation will provide for a high-quality and visually strong combining for a total floor area of approximately 2 of a new main entrance to the site will connect the gateway presence on Hwy 417. Being situated 87,237 m2 (939,011 ft2). Each of these buildings are three buildings via a new private internal roadway adjacent to an existing industrial park in the urban comprised of a varying mix of general warehousing, and individual entrances. This roadway has been area, the site also has access to municipal storm, with associated office and administrative spaces, designed to facilitate the efficient circulation water, and wastewater servicing networks, which which together could easily accommodate several of traffic on the site and minimize conflicts will service the users on the site. Further servicing hundred employees. between large commercial vehicles (including detail is provided in the site servicing report. Building A1 will be the largest building in the NCBP, long-combination vehicles) and smaller passenger The significant size of the site not only allows BUILDING A1 and the largest proposed under this site plan vehicles/pedestrians. A smaller secondary entrance 2 for adequate setbacks to be maintained from AREA: 59,355.8 m submission, having a total potential footprint of is proposed to serve as a truck entrance for the Highway 417, the Mather Award Drain, Russell HEIGHT: 11 m 59,355.8 m2 (638,900.5 ft2) at full build-out and Building A1 site, at the north-western corner of Road, and property boundaries, but also allows height of 11 m (36.1 ft). The building will maintain the site. Significant portions of the site will be for considerable buffering opportunities. As the a total of 45 Shipping Dock Doors, split between landscaped with some formal amenity areas, paired site develops, it is the intention of the applicant to the north and south facades of the building; the with more passive, naturalized areas, connected to provide an interconnected landscaping/amenity areas immediately adjacent to these shipping areas the Mather Award Drain corridor. network, eventually tying into Sites 1 and 2 in the will accommodate a centralized truck and trailer The site has been designed to work with the NCBP across Russell Road and complementing parking area for the site (200 spaces). The main existing topography and drainage of the land to natural features such as the Mather Award Drain. employee entrance and offices of the building are minimize earth moving and drainage construction located at the east facade, along with an employee/ While user-specifics are to be determined, the requirements. The siting of the large-format visitor parking area (117 spaces). In addition to Heavy Industrial (IH) zoning of the subject lands buildings has been done with a detailed analysis the vehicular parking spaces, a total of 36 bicycle allows for a high level of flexibility and diversity in of soil conditions, and cut and fill analysis across parking spaces are also provided. the specific type of tenants/uses that can occupy the Business Park to optimize natural drainage. the new buildings. Considering this, the intended Building A2 is the smallest building proposed under The large roofs of the buildings will be used uses are cross-dock, industrial logistics/distribution this site plan submission, having a footprint of for stormwater retention and quantity control. (last-mile facilities) and data centre. Further 10,837.1 m2 (116,650 ft2) and height of 9.8 m (32.5 Additional landscaped Infiltration areas will serve information is provided in Section 5.3. ft). A total of 38 Shipping Dock Doors are proposed to provide redundancy in the stormwater system NCBP - SITE 3 on the south facade. The main employee entrances to satisfy Ministry of Transportation Ontario SITE PLAN OVERVIEW SITE 3 - FLUDTA & SITE PLAN APPROVAL SUBMISSION SITE 3 - FLUDTA & SITE PLAN APPROVAL SUBMISSION PARC D’AFFAIRES NATIONAL CAPITAL PARC D’AFFAIRES NATIONAL CAPITAL 12 CAPITALE NATIONALE BUSINESS PARK CAPITALE NATIONALE BUSINESS PARK 13
4.0 NCC FLUDTA SUBMISSION PROCESS
All of the lands within the NCBP are owned by the NCC, including the subject site and therefore, the proposed development of the lands requires approval under the NCC’s Federal Land Use, Design, and Transaction Approval (FLUDTA) process. Through the FLUDTA process, the NCC ensures that land and building projects are planned and designed to a high standard, and are aligned with applicable federal plans, policies, and legislation.
A FLUDTA application was prepared for the NCBP in early 2020, submitted in March 2020, and subsequently approved in July 2020 by the NCC. This existing FLUDTA submission/approval forms part of the background materials associated with this site plan submission, as well as future site plan submissions within the NCBP, and is comprised of the following information:
• Project Summary for the NCBP • The Proposed Guiding Principles and Guidelines for the NCBP
• The Proposed Demonstration Plan or “Proof of Concept” for the NCBP
• Policy Conformance Review for the NCBP • Implementation Plan for the NCBP
• Long Term Implementation Plan for the NCBP NCBP Master Concept Plan, March 2020
SITE 3 - FLUDTA & SITE PLAN APPROVAL SUBMISSION SITE 3 - FLUDTA & SITE PLAN APPROVAL SUBMISSION Official Plan - Schedule B
Urban Policy Plan
5 550 148 Urban Truck Routes Parcours pour camions - Secteur urbain
1 March 2017 SUSSEX Rideau 148 Ottawa River 1 mars 2017 78 QUÉBEC BOTELER ONTARIO 99 River 93 44 Legend / Légende ST. PATRICK ED ARDW 77 MURRAY 82
Full Loads KING KING Charges maximales
DALHOUSIE DALHOUSIE RIDEAU
Outaouais BOOTH WELLINGTON 34 34 CUMBERLAND BESSERER MONTREAL Restricted Loads des 80 QUEEN 46 ChargesPARC limitées D’AFFAIRES NATIONAL CAPITAL 42 ALBERT PARC D’AFFAIRES NATIONAL CAPITAL B 40 97 A
NICHOLAS NICHOLAS 34 14 CAPITALE NATIONALE BUSINESS PARK Y PRESTON SLATER CAPITALE NATIONALE BUSINESS PARK V 15 Rivière LAURIER 48 Provincial Highways 40 I E WALLER SCOTT W MCARTHUR Routes provinciales 83
CITY CENTRE NICHOLAS
McRAE 95 SOMERSET ELGIN
0 200 400 600 800 1000 m 36 METCALFE METCALFE ST. LAURENT RICHMOND 68 67 O'CONNOR 65 GLADSTONE KENT 36 64 PRESTON 58 HOLLAND 417 BRONSON 60 87 91 26 CATHERINE M GREENFIELD O 5.0 PLANNING & POLICY CONTEXT N 73 DONALD 27 T R E A L KIRKWOOD CHURCHILL 77 ISABELLA 0600 - 2300 CHAMBERLAIN The subject lands offer an excellent opportunity employees, and further distance from clients. 75 66 LEES The following section provides an evaluation of the project against applicable planning0600 - 2300 policy and legislation, which includes the Provincial Policy Statement, City of 62 for employment intensification and diversification 0600 - 2300 MAIN 50 COVENTRY Ottawa Official Plan, City of Ottawa Zoning By-law No. 2008-250, as well as the Master Plan Design Principles andCARLING Guidelines approved by the NCC as part of the FLUDTA
WOODROFFE 38 BOOTH within the urban area as they are vacant and One of the key objectives stated in Section 3.6.5 submission for the NCBP. CARLING OGILVIE BLAIR ROCHESTER 85 72 Official Plan - Schedule B TREMBLAY 50 arguably underutilized considering they are of the OP is to ensure that sufficient employment 38 Urban Policy Plan designated for employment uses and can be lands are reserved for business and economic 17 Dow's 70 CUMMINGS 63 Lake 19 TERMINAL developed174 adjacent to existing employment areas, activity. This Section further states that within Urban RICHMOND such as the City of Ottawa will be essential to the Section 1.8.1 of the PPS states that planning E 5.1 PROVINCIAL POLICY INDUSTRIAL D CLYDE I 417 distant from sensitive or incompatible uses. Employment Areas, the Zoning By-law will permit a WOODROFFE success of this development and the NCBP. authorities shall support steps towards energy S BANK R S RD BELFAST CYRVILLE E YA STATEMENT (PPS) AIN range of employment uses, including but not limited FISHER V R MAITLAND conservation, environmental sustainability, and I T ACRES WOODWARD R 27 Section 2.2.3 of the OP outlines the City’s employment to traditional industrial uses such as warehousing, Section 1 of the PINECRESTPPS generally establishes the policies climate change adaptation. This can be done through 417 Section 1.3.1 of the PPS states that one of the area policies as they relate to growth management. distribution, and storage, which should have excellent and framework with which communities can strive the promotionCanal of land use patterns that maximize RIVERDALE ALGOMA ways in which planning authorities shall promote69 30 This section generally states that the maintenance access to major roads and be located on parcels to balance focus between the economic, social, and opportunities for energyBRONSON efficiency and conservation, 15 economic development and competitiveness is by 73 of an adequate supply of suitable employment reflective of their needs for storage, parking, and larger consider the mitigating effects of vegetation, and COMSTOCK environmental realms through informed decision- SUBJECTMICHAEL SITE providing opportunities for a diversifiedMERIVALE economic SMYTH maximize vegetation within79 settlement areas. 128 land, especially those lands able to accommodate buildings. making on land use and growth. One of the ways in NEWMARKET
base, including maintaining a rangeBASELINE and choice of STAR TOP uses requiring larger sites and separation distances which this can be done is through the promotion of CLYDE 16 River GREENBANK suitable sites for employment uses. While the regional 72 30 16 INNES from other uses, is essential to diversifying and The proposed development seeks to contribute cost-effectiveBASELINE development patterns to minimize land economy is continuing63 to grow around its established The proposed development has been designed strengthening27 Ottawa’s economy. This section further to diversifying Ottawa’s employment base by consumption and servicing costs, and by focusing HERON government, high-tech, and knowledge- based to incorporate landscaping that will make up part recognisesANDERSON that many of the larger Urban Employment introducing new opportunities for these uses to development in settlement areas. ST. LAURENT BANTREE sectors, it will be crucial for the region to support the of a larger extensive green space network85 geared Areas and sites are located inside the Greenbelt and be established within the Urban Area, offering
Rideau growth of other sectors. to maximizing the amount of vegetation and LANCASTER the City encourages intensification and renewal of a flexible building layout that can be tailored to 26 The proposed development is located within an 17 permeable 19surfaces throughout the NCBP. This 0600 - 1900 employment uses within these areas; however, these specific sectors/users. Furthermore, the subject WALES
can help mitigate impacts such as the “heat-island” SHEFFIELD established part of the urban settlement area RUSSELL areas have been largely built out and have a limited lands are located on a designated truck route WOODROFFE The proposed development has been designed to Ottawa Official Plan Schedule B, Source: City of Ottawa designated for employment uses, and the proposed OF effect caused from the introduction of significant supply of vacant lands to accommodate growth in identified along Russell Road, with accessible meet the needs of uses associated with0600 - 2300distribution business park in which it will be located seeks to amounts of asphalt and building materials and can16 certain sectors. Furthermore, opportunities for these connections to Highway 417 via Hawthorne Road, and logistics (considering the site’s proximity BANK
provide new opportunities for larger distribution FISHER PRINCE also assist with the management of stormwater. urban employment areas to expand are also greatly Walkley Road, and Hunt Club Road – all designated and access to major transportation corridors); HERON and logistics-focused operations to establish at a MERIVALE limited as they are typically embedded within, and truck routes as shown in the keymap to the left.. opportunities which are becoming rare within the WALKLEY key gateway to the City (Highway 417/Hunt Club 74 constrained by, adjacent uses in the surrounding bounds of the Ottawa Greenbelt, and closer toRiver WALKLEY 74 Road), with full access to services. urban fabric. Section 4.11 of the OP outlines the urban design WES T potential clients. 5.2 CITY OF OTTAWA COLONNADE NORTH considerations applicable to new development. These 13 With the above in mind, the proposed development considerations include a range of criteria from building HUNT CLUB SOUTH OFFICIAL PLAN Section 1.2.1 of the PPS states that a coordinated, RUSSELL
Section 1.6.8.2 of the PPS states that major goods CONROY presents a unique opportunity to develop design, to outdoor amenity space, to traffic impacts, to integrated, and comprehensive approach should be 32 The policies of the City of Ottawa Official Plan movement facilities and corridors shall be protected for employment lands suitable for those users lighting, all intended to instill a culture of high-quality used when dealing with planning matters such as WEST HUNT CLUB (OP) encourage and prioritise intensification 15 the long term, and that freight-supportive approaches requiring larger sites, access to multi-modal development within the urban area. economic development. within the Urban Area where appropriate, in lieu of should be used in the development of lands within or transportation networks (Highway 417, Ottawa expanding beyond the Greenbelt and contributing
adjacent to these facilities or corridors. RAMSAYVILLE International Airport), and proximity to the local These criteria were incorporated into the creation to sprawl. The subject lands are designated Urban GREENBANK client base, all within the bounds of the Greenbelt. of the Master Plan Design Principles and Guidelines The use of federal lands and the associated Federal Employment Area per Schedule B of the Official SUBJECT SITE 26 Rideau This development would not only contribute to for development within the NCBP, approved by the Land Use, Design, and Transaction Approvals 17 Plan (opposite page). The subject site is situated directly adjacent 43 (FLUDTA) process is coordinated byWOODROFFE the National the diversification of the East Industrial Area in NCC. An evaluation of the proposed development to Highway 417 and located approximatelyHUNT 12 CLUB Capital Commission (NCC). Therefore, a strong 32 32 which the site is situated, but also promotes a more against the NCBP guideline criteria is further kilometres from the Ottawa International Airport. HUNT CLUB 417 working relationship between the National Section 2.2.2 of the OP states that employment 125 compact form of development and efficient use of provided in Section 5.4 of this report, and satisfies The proposed design and intended logistics uses Capital Commission (NCC) and Avenue 31 has intensification may occur under a range of existing lands, in lieu of expanding to areas outside this requirement of the City of Ottawa OP. for the subject property seek to leverage the and will continue to be integral to the proposed circumstances, including through the infilling HAWTHORNE the greenbelt ANDERSONwhich may require more expensive proximity to these important features. 19 of vacant or underutilized land within Urban servicing options, less public transit access for development realization of the project. Continued 31 coordination with other important stakeholders 16 Employment Lands.UPLANDS Urban Truck Routes, Source: City of Ottawa 27
SITE 3 - FLUDTA & SITE PLAN APPROVAL SUBMISSION SITE 3 - FLUDTA & SITE PLAN APPROVAL SUBMISSION PARC D’AFFAIRES NATIONAL CAPITAL PARC D’AFFAIRES NATIONAL CAPITAL 16 CAPITALE NATIONALE BUSINESS PARK CAPITALE NATIONALE BUSINESS PARK 17
5.3 CITY OF OTTAWA ZONING Applicable IH Zone Performance Standards for the proposed development is provided in accordance with Sections 201 & 202 of the Zoning By-law. Applicable Parking Provisions for the proposed development are provided in Building A1 Concept Rendering BY-LAW NO. 2008-250 accordance with Tables 101, 111A, & 113A of the Zoning By-law. By-law 2008-250 is the comprehensive zoning by- 5.4 NCBP MASTER PLAN BUILDING / SITE DETAILS law for the City of Ottawa. All development in the 2 DESIGN PRINCIPLES & City is required to comply with the provisions of this Site Area 240,980 m by-law. Gross floor area Building A1 59,355.8 m2 GUIDELINES Building A2 10,837.1 m2 As part of the FLUDTA submission for the NCBP, The subject lands are zoned “Heavy Industrial Building B 17,044 m2 a master planning concept complete with design (IH)” under the City of Ottawa Zoning By-law No. 2 Total 87,237 m principles and guidelines were created to guide 2008-250. The purpose of this zone is to: permit a the future development of the park. These design wide range of industrial uses in accordance with the Anticipated uses Warehouse principles and guidelines were built on the guidance policy direction established for the Employment Area HEAVY INDUSTRIAL (IH) ZONE PROVISIONS Required Provided provided by applicable Federal, NCC, provincial, and General Urban Area designations of the Official 2 2 Lot area (min) 4,000 m 240,980 m and City planning policy and are intended the overall visual impact on travelers. The main Plan; allow certain complementary uses (e.g. health proper placement and design of buildings and Yard requirements (full site) Front (South on Russell Road) 7.5 m 29.84 m to implement the overarching goals of these entrance to Building A1 (the largest building) has and fitness, recreation, service commercial) to be landscaping Rear (North along Highway 417) 7.5 m +14.0 m documents. Accordingly, these are applicable to also been designed to connect to Russell Road both established for the purpose of serving the employees Interior Side (West) 7.5 m 7.5 m all future development within the NCBP, including The development has been arranged in a manner physically, and visually. and general public in the immediate area; prohibit Corner Side (North East along Highway 417/ramp) 7.5 m +14.0 m the proposed development. This section provides which allows for the most efficient use of the site, standalone retail uses within the Employment Area, Building height (max) Building A1 22 m 11 m an overview of how the proposed development is while allowing for an interconnected network of but allowing for limited sample and showroom Parking & Vehicular Circulation Building A2 22 m 9.8 m consistent with the applicable site-specific NCBP pedestrian entryways, parking areas, open space, space ancillary to the primary employment use; and, • Parking lots will be strategically located to Building B 22 m 9.8 m design principles and guidelines. and landscaping, which has been planned for implement development standards intended to ensure reduce their visual impact and, to ensure direct future integration with other development in the industrial uses do not negatively impact adjacent non- Floor Space Index (max) 2.0 0.36 connections between the street and the building NCBP as the park develops. A sufficient amount industrial uses and areas. Sections 201 through 202 Minimum width of landscaping (adjacent to roadways 3 m +3 m Site Layout entrance and to avoid obstructing views of the • The location of proposed buildings, alignment of open space has been allocated around the building’s front façade. outline the permitted uses, zoning standards, and Lot Coverage N/A 36% general regulations applicable to the IH zone, which of access roads and parking areas will consider buildings and Mather Award Drain to ensure have been briefly summarized in the following PARKING PROVISIONS Required Provided existing features of the site, to create a unique future pedestrian connections/amenities may be Parking areas are strategically located to front tables. Number of Parking Spaces @ 0.8 / 100 m2 for first 5,000 2m of GFA 40 Truck - 200 identity for the project. considered upon full buildout of the NCBP. onto the internal road network (Building A1) and Number of Parking Spaces @ 0.4 / 100 m2 above 5,000 m2 of GFA 329 Standard - 383 Highway 417, so as to reduce visual impacts on For the purposes of the following review, the Barrier Free - 4 The site layout and buildings have been oriented in • Loading areas will be located and designed to travelers. These areas will be complemented with intended users for the development would be Total 369 587 a manner which frames Russell Road, and provides minimize direct exposure to public view. These a combination of landscaping elements and open considered “Warehouse” under the Zoning By- visually appealing façades with insets and relief to areas will be buffered with landscaping or other space. The scale and visual presence of the building Number of Bicycle Parking Spaces @ 1 / 2,000 m2 of GFA 44 55 law and are therefore subject to the applicable add interest to travelers along Highway 417. The design features to reduce the visual impact and main entrances will be unaffected by the provisions described to the right. It should be noted Number of Loading Spaces for uses having a GFA of 10,000 - 14,999 m2 2 38 proposed development (including stormwater whenever possible. At the same time, recognizing location of parking facilities along the Highway 417 2 that the proposed development is intended to Number of Loading Spaces for uses having a GFA of 15,000 - 24,999 m 2 46 works) has also taken in to account the existing the logistical needs and context as an industrial and Russell Road frontage. 2 be carried out on only those parts of the subject Number of Loading Spaces for uses having a GFA of +25,000 m 3 45 topography and natural drainage patterns of the area. lands north of the Mather Award Drain; therefore, Total 7 129 site, soil types, seeking to minimize earthworks and • Site access and internal circulation will promote the zoning provisions are applied to the developed Number of Oversize Loading Spaces Required 7 +7 work with the natural drainage of the site. The loading areas on the site are strategically safety, efficiency, convenience, and minimize areas as shown on the site plan, as this site is located so as to minimize impacts on the Highway conflict between vehicles and large trucks GENERAL Required Provided intended to be severed as a distinct lot in the • Site elements such as buildings, parking, 417 Gateway to Ottawa. While some of the loading future. Accordingly, the total area of development Setback from Watercourse - Mather Award Drain Top of Bank - (Building B) 15 m 27 m driveways, walking paths and amenity areas will areas for Building A1 do front onto Russell Road, The two entrances proposed for the development 2 be arranged to emphasize the stronger design the potential for visual impacts is not as great given from Russell Road will allow for efficient and is 240, 980 m (24.1 ha) for the purposes of the Considering the tables above, the proposed development appears to meet and/or exceed the minimum components of the site (e.g., landscaping, view the existing industrial land uses and associated safe circulation around the site. The private Zoning Review. provisions applicable to use, which is aligned with the list of permitted uses under Sections 201(1) & 201(2) corridors, naturalized areas) and deemphasize traffic using this corridor. Further still, this area of internal road has been designed to accommodate of the Zoning By-law. and functional elements (e.g., service facilities, the site, along with others will be complemented commercial and passenger vehicles and minimize parking areas, and refuse enclosures) through with landscaping features/vegetation to reduce their interaction/conflict. Furthermore, the site
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layout allows for the separation of the employee/ tolerant species in naturalized / low maintenance in terms of form and colour. Pylon (beacon) site smaller vehicle parking areas from the shipping and landscaped areas identification and guidance signs are envisioned on receiving areas for each building. It is also of note Site 3 facing the Highway 417 eastbound lanes. that Russell Road is also identified as a designated The landscaping plan proposed as part of the truck route, designed to accommodate the needs development incorporates a range of native, non- Architectural Design of the heavier truck traffic generated from the invasive and resilient species, which are consistent • Vertical and horizontal offsets will be integrated proposed uses on site. with the City of Ottawa’s design guidelines for within building façades to minimize building landscaping. There will be a clear distinction bulk and primary building entries will be readily Service Areas & Utilities between more formal landscaped areas/amenities identifiable and well defined through the use of • Where practical and feasible, installed and passive naturalized areas within the site. projections, recesses, columns, roof structures, or equipment, electrical rooms, and service rooms other design elements. will be placed within the footprint of the buildings, Signage or screened from view; and, when possible, refuse • Signs attached to the buildings shall be designed As shown in the elevation renderings (opposite storage and loading areas should be screened to be an integrated part of the building, (e.g. page), the proposed architectural design of the from public view from Highway 417 and Hunt recessed into the façade or fascia). Materials and building incorporates a number of horizontal Club Road. colours used on the sign will be consistent and and vertical offsets and inlets to reduce the visual compatible with the Park’s comprehensive colour impact of the building mass. These features are The majority of the utilities equipment, systems, and materials scheme. exaggerated at main entrances to each office/unit, infrastructure, and garbage storage areas will be and are accented by a vibrant colour palette. located within or as part of the building. Minor The proposed signage for each of the buildings utilities equipment, such as the garbage compactor units is designed to be integrated into the front for building A1, may be situated on the exterior of façades and will follow a consistent character the building, but will be screened/buffered to the satisfaction of the City.
Heritage & Culture of the National Capital Region • The character of the Park and buildings within R69 R250 R246 will communicate its special nature to users and G45 G221 G140 visitors and create a high-quality environment B126 B39 B38 that sets it apart from other industrial parks.
The proposed buildings will employ the colour palette and design elements prescribed for the NCBP (shown to the right), strengthening each building’s vibrancy and presence within one of the City’s major gateways at the Highway 417/ Hunt Club Road interchange. Strategic façade/site lighting will also work to highlight the palette of interesting colours and façade elements. R224 R225 R4 G29 G7 G121 B55 B154 B62 Natural Heritage & Habitat Protection • Biodiversity will be encouraged through the selection of native, non-invasive and drought- BUILDING A1 ELEVATION CONCEPT
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6.0 FEDERAL & NCC POLICY throughout the site to ensure a clear distinction build out of the NCBP. The open spaces on the between more formalized amenity areas and site have been allocated in a way which will allow passive naturalized landscape areas, as outlined in for future connections with Sites 1 and 2 of the the original urban design vision for the project. NCBP. The overall open space network of the NCBP As part of the development of the aforementioned FLUDTA submission approved by the NCC, five federal will see this site connected via trails and paths, and NCC documents were identified as having some potential relevance to the development of the National Location & Transportation complete with landscaped elements, seating areas, Capital Business Park. These are: The Plan for Canada’s Capital; the Capital Urban Lands Plan; the Greenbelt Targeting LEED Credits, the proposed development and other amenities. Master Plan; the Federal Sustainable Development Strategy; and the NCC Sustainable Development Strategy. will seek to achieve the following objectives: Section 4.0 of the FLUDTA submission, forming part of this site plan submission, presents the findings of To promote bicycling and transportation efficiency Energy Efficiency • the Policy Conformance Review for these documents, which is applicable to the proposed development. and reduce vehicle distance traveled, aiming to • Buildings will be designed to meet the Ontario improve public health by encouraging utilitarian Ministry of Municipal Affairs and Housing and recreational physical activity. Supplemental Standard (SB-10, January 1, 2017) of the Ontario Building Code (OBC) The proposed development will introduce 55 bicycle parking spaces split between the three This design principle has been considered as part Landscaping Inspiration for NCBP buildings for use by employees/visitors. of the conceptual design of the buildings and will be incorporated into the final construction of the • To reduce pollution by promoting alternatives to site. The overall design and layout of the building/ Landscaping conventionally fueled automobiles site will allow for future renewable energy systems/ • Buildings will provide a high level of landscaping infrastructure to be considered or installed on site at the street frontage and along the interface 1 to 2% of parking spaces on the site will be as part of the larger buildout of the NCBP. with Highway 417, and landscaping will be used designed as Electric Vehicle (EV) charging stations. strategically in the parking lot areas to provide An additional 2 to 5% of parking spaces are Light Pollution tree cover to reduce heat island impacts, and to planned as “EV-ready” spaces - designed for ease • Royal Astronomical Society of Canada (RASC) provide natural stormwater infiltration. of conversion to an electric vehicle charging/ “Dark Sky 2018 Guidelines” will be reviewed and parking station as needed. At the time of initial implemented where feasible through detailed The site is immediately adjacent to the Highway construction, it is anticipated that additional EV design. 417, which is a major gateway to the City seeing charging will be added in the passenger vehicle a considerable volume of traffic. The proposed and commercial vehicle parking as the market- All site and building lighting and fixtures will landscaping plan intends to address the visual dictates. EV-ready commercial vehicle parking will achieve compliance with the minimum standards impacts of the development on this gateway by be reviewed during detailed design. of the Dark Sky 2018 Guidelines. Further detail on introducing new planting/interventions around lighting fixtures is provided in the design drawings the site perimeter where it abuts this corridor – the Sustainable Sites submitted with the proposal. frontage along Russell Road will also be landscaped Targeting LEED Credits, the proposed development in order to foster a good mix of open space on will seek to achieve the following objectives: Bird-Friendly Design the site and tie into Sites 1 & 2 of the NCBP. The • To create exterior open space that encourages • Bird-friendly building design guidelines of the landscaping plan will also obtain a high level of interaction with the environment, social Canadian Standards Association (CSA A460:19) tree coverage within the employee parking areas interaction, passive recreation, and physical will be implemented where feasible. at mature growth, achieving a minimum canopy activities. of 30%, but targeting up to 40% canopy coverage Bird-friendly building materials and glass/window where possible. The design of the open spaces and landscaping films have been incorporated into the design of on the site is organized around a larger open space the buildings to mitigate and/or eliminate potential A tactful landscaping approach will be employed Greenbelt Concept, Capital Context Source: Greenbelt Master Plan Summary FSDS Source: Federal Sustainable network that will be developed as part of the full negative impacts on birds. Development Strategy
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7.0 TECHNICAL STUDIES & PLANS
The following detailed technical documents and studies – identified by the City of Ottawa - have been, or are in the process of being, prepared for review and circulation in support of the proposed development. Where applicable, these technical documents and studies will be implemented and enforced through the eventual site plan agreement and servicing agreement entered into between the City of Ottawa and Avenue31.
• Site Plan - Site 3 NCBP • National Capital Business Park Master Plan • Planning Rationale (FLUDTA Submission) • National Capital Business Park – Conceptual Renderings • Environmental Impact Statement • Phase I – Environmental Site Assessment • Phase II – Environmental Site Assessment • Archaeological Impact Assessment • Geotechnical Investigation • Transportation Impact Assessment • Landscaping Plan - Site 3 NCBP • Hydrogeological Study • Detailed Servicing Memo & Servicing Drawings
NCBP - Site 3 - Building A1 Circulation Plan Concept
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8.0 SUMMARY & CONCLUSION
Following an examination and evaluation of applicable policy, development standards, design guidelines, and surrounding land use and economic context, it is the opinion of the undersigned that the proposed development: • is consistent with the policies of the Provincial Policy Statement; • conforms to the City of Ottawa Official Plan; • complies with the City of Ottawa Zoning By-law 2008-250; • meets the intent of the NCBP Master Plan Design Principles and Guidelines approved by the NCC; and, • aligns with the policies of relevant NCC and Federal Government plans, policies, and legislation applicable to development on federal lands within Canada’s Capital Region.
Considering the above, the application for Site Plan Control should be considered for approval as the proposed development conforms will all relevant policies and plans, represents, good planning, exhibits design excellence, and is aligned with the City of Ottawa and National Capital Commission’s economic, social, environmental, and design priorities for employment uses of this nature.
______Paul Hicks, MCIP, RPP Urban Planner | Principal Re: public Urbanism
NCBP Conceptual Rendering (June 2020)
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This conceptual design is based upon a preliminary review of entitlement requirements and on unveri ed and possibly incomplete site and/or building information, and is AERIAL 1 intended merely to assist in exploring how the project might be developed. Signage PAGE NATIONAL CAPITAL MARKETING AERIALS 06.22.2020 shown is for illustrative purposes only and does not necessarily re ect municipal 2 code compliance. All colors shown are for representative purposes only. Refer to OTTAWA, ONTARIO - TOR20-0031-00 material samples for actual color veri cation.