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).