Report to/Rapport au:

Planning and Development Committee/

Comité de l’urbanisme et de l’aménagement

and Council/et au Conseil

06 May 2002/le 06 mai 2002

Submitted by/Soumis par: Ned Lathrop, General Manager/Directeur général

Development Services Department / Services d’aménagement

Contact/Personne-ressource: Grant Lindsay, Manager, Development Approvals / Gestionnaire, Approbation des demandes d’aménagement

(613)580-2424 Ext 13242, Grant.Lindsay@city .ottawa.on.ca

Ref N°: ACS2002-DEV-APR-0080

SUBJECT: PROPOSED AMENDMENTS TO THE OFFICIAL PLAN OF THE FORMER REGION OF OTTAWA-CARLETON AND CITY OF KANATA AND ZONING BY-LAW 132-93 – 321 TERRY FOX DRIVE

OBJET: MODIFICATIONS PROPOSÉES AUX PLANS DIRECTEURS DES ANCIENNES RÉGION D’OTTAWA-CARLETON ET VILLE DE KANATA ET AU RÈGLEMENT DE ZONAGE 132-93 – 321, PROMENADE TERRY FOX

REPORT RECOMMENDATIONS

That the Planning and Development Committee recommend that Council:

1. 1. Approve and adopt the application to amend the Official Plans of the former Region of Ottawa-Carleton and City of Kanata to permit residential development within the Kanata North Business Park, as detailed in Document 1.

2. Approve an amendment to the former City of Kanata Zoning By-law 132-93, to rezone 321 Terry Fox Drive from “Light Industrial, General – Special” (M2S-9) to “Business Park – Residential’ (BPR) zone.

RECOMMANDATIONS DU RAPPORT

Que le Comité de l’urbanisme et de l’aménagement recommande au Conseil municipal :

1. 1. d’approuver et d’adopter la demande de modification des Plans directeurs des anciennes Région d’Ottawa-Carleton et Ville de Kanata en vue de permettre un ensemble résidentiel dans le parc d’affaires de Kanata Nord, comme il est indiqué dans le document 1;

2. d’approuver une modification au Règlement municipal de zonage 132-93 de l’ancienne Ville de Kanata en vue de remplacer la désignation de zonage « Industrie légère, générale – spéciale (M2S-9) » du 321, promenade Terry Fox par la désignation « Parc d’affaires – zone résidentielle (BPR) ».

BACKGROUND

In October of 2001, an application was filed on behalf of Kanata Research Park Corporation (KRPC), to amend the Regional Official Plan (1997) and City of Kanata’s Official Plan, as they apply to lands owned by KRPC, in the Kanata North Business Park including lands east of March Road and north of Klondike Road. The application requests that the subject lands be considered for residential land uses in addition to the business park/industrial uses, as are currently permitted. As a “test case” for this proposed mixed use development, KRPC also filed a site specific Zoning By-law Amendment application to permit the development of approximately 104 semi-detached and townhouse dwelling units, on lands northwest of the intersection of Legget Drive and Herzberg Road. The applicant has advised staff that they are proposing this new form of development in the Kanata North Business Park to enhance the existing mix of employment, commercial, and recreational use in contrast to the “single use” more traditional form of business park.

Subsequently, KPRC has filed subdivision and Site Plan Control applications for the same parcel of land to which the Zoning By-law amendment applies. Document 2 is the site plan as submitted outlining the various components of the proposed development. The internal private road, visitor parking areas, and landscaped open space within the development will remain under common ownership. The landscaped open space areas will be interconnected by way of a recreational trail that will be further connected to an overall trail system, established earlier through KRPC’s development of the Business Park. Both of these applications are on circulation and currently being reviewed in parallel with the Official Plan and Zoning By-law Amendment applications.

Location

The requested Official Plan Amendment as modified applies to two different areas of land in the Kanata North Business Park. Document 3 highlights the subject lands. Firstly, the amendment applies to an area bounded by Terry Fox Drive from McKinley Drive to Legget Drive, and Legget Drive to the west and south, Herzberg Road and the Ottawa Central Railway line to the east and the line between the south half and north half of Lot 9, Concession 4, to the north. The amendment also applies to the land bounded by March Road to the west, Klondike Road to the south, Ottawa Central Railway line to the east and the lot lines between Lots 11 and 12, Concession 4 to the north.

Due to concerns regarding the timing of the required approvals and those expressed by the Department of National Defence and the Dominion of Canada Rifle Association, KRPC modified the lands to which the original Amendment applied. The Zoning By-law amendment specifically applies to a 7-hectare parcel of land, legally described as Block 4 and part of Block 6 on Plan 4M-1096 and located northwest of the Legget Drive and Herzberg Road intersection. This site is situated alongside the 16^th fairway of the recently constructed Marshes Golf Course.

DISCUSSION

To proceed with the development as proposed by the applicant, both the former Regional and City of Kanata Official Plans and Zoning By-law 132-93 required amending to redesignate the lands to allow residential uses, to establish policies and an appropriate range of uses, and to develop zoning provisions that would apply to the site. The purpose of the Official Plan Amendment application, as submitted, is to redesignate the entire parcel of lands north of Klondike Road to a “Restricted Industrial – Special Policy Area” (MR-4) and the lands within the Kanata North Business Park to a “Restricted Industrial – Special Policy Area” (MR-5), and establish new polices to permit residential development within the business park. The associated Zoning By-law Amendment application proposes to rezone the site-specific parcel of land to a “Business Park – Residential” (BPR) zone, thereby permitting a limited amount of residential land uses.

OFFICIAL PLAN

The lands are currently designated “Business Park” by the Official Plan of the former Region of Ottawa-Carleton. According to the policies of Section 4.4 of the Plan, the “Business Park” designation includes such uses as industrial and business parks, research parks, warehousing, and manufacturing areas, and other related non-residential uses. The non-residential uses primarily relate to such uses as retail, office, small-scale institutional and recreational uses. These non-residential uses are intended to primarily function to service/support the main uses in the Park, therefore, encouraging employees to acquire their services within the surrounding business park community. Residential uses are not currently permitted in the “Business Park” designation. Kanata’s Official Plan currently designates the lands “Restricted Industrial” (MR) and “General Industrial” (MG) and permits office, prestige industrial, light manufacturing, warehousing and commercial uses which service the business park. These designations also allow recreational, social and cultural land uses. The only difference between the two designations is that the lands designated “MG” permit open storage and open operations as they relate to the light industrial land uses. Again, residential uses are not currently allowed in the “MR” or “MG” designations.

The original intent of the “Business Park” and “Restricted Industrial”/“General Industrial” designations was to serve as a major employment area of the city and to separate uses with conflicting requirements and/or performance standards. This was based on the traditional planning theory that industrial uses may be hazardous or noxious and would conflict with other land uses, particularly residential uses. It should be acknowledged that the traditional form of industrial development does not exist within this portion of the city. The form of development occurring within the Kanata North Business Park, is “clean” office development that is likely to have more in common with residential uses than with traditional intensive heavy industrial uses.

The area subject to the Official Plan Amendment request is actually in two separate areas, being separated by the Riddell Village Community (Document 3). The first area is the land within the Kanata North Business Park, of which KRPC currently owns 139 hectares and has developed approximately 150,000 square metres of office and light industrial space over the last 10 – 15 years. The second parcel to which the amendment applies is located within lands known as the Kanata North Urban Expansion Area of which KRPC currently owns 37 hectares. For the balance of this Section, staff have separated the analysis based on the two parcels and have drafted specific policies for each of the areas.

Kanata North Business Park

The first area, within the Kanata North Business Park, is unlike other business parks in the City. This is largely due to two reasons; firstly, growth is almost entirely a result of one industry, the high technology sector, which has demanded a unique form of development to satisfy new company management techniques where employees are encouraged to work, live, and play within the “Business Park Community” and in adjacent communities. Secondly, the majority of the Business Park has been developed by a few development companies, one of them being KRPC. The area is largely dominated by large office/industrial developments, and recently, by an 18 – hole championship golf course and luxury hotel, also being developed by KRPC. The types of businesses contained in the Kanata North Business Park are mostly high-tech companies related to the telecommunications sector. The more traditional industrial manufacturing component of these businesses tends to be very small and limited to the development of small components for the computer and telecommunications industry. Unlike older forms of Business Parks in suburban areas, the buildings are generally higher density so that the area around them could be used for soft landscaped areas, other amenity space and ample parking.

Staff have concluded that there is very little that could be deemed as being noxious, dangerous or basically incompatible with any of the surrounding existing residential uses. An example of the compatibility between the two forms of development is evident along the boundary between the Business Park and the Riddell Village Community, where a number of office/industrial buildings have been located immediately adjacent to homes for a number of years without any evidence of conflict. It is clear that this residential area has formed a relationship with the adjacent Kanata North Business Park. Many employees who work in the business park also live in the Riddell Village and South March Communities. New commercial uses have been added to the area largely to serve the employees that work and live in the area.

Document 1 outlines the polices of the “Restricted Industrial – Special Policy Area” (MR-5), that would apply to the lands within the Kanata North Business Park. Although there are few remaining undeveloped portions of the Business Park owned by KRPC, it is intended that any new residential developments take place on sites that are compatible with adjacent existing and proposed uses. The residential clusters will be encouraged to locate on the perimeter of the Business Park, adjacent and accessible to major transit routes and also adjacent to existing or planned residential communities. The residential development will also be encouraged to retain as much natural vegetation as possible: preserve vistas, facilitate walking, cycling and transit use. Although the initial development will occur at a low density (14 units per net ha.) any subsequent residential development within the Park must achieve a minimum density of 35 units per net hectare.

Kanata North Urban Expansion Area

The second area is located in the Kanata North Urban Expansion Area, a largely undeveloped area that has been subject to extensive study and analysis since the early 1990s. Only a portion of the Expansion Area, north of Klondike Road, east of March Road, west of the Ottawa Central Railway Line is subject to this current amendment. The entire expansion lands encompassed approximately 150 hectares of land. The Expansion Area were to be extensions of the South March and Riddell Village Community’s and add urban land to the Kanata North Business Park. The original Kanata North Urban Expansion Study completed in 1991, indicated that the subject lands should be developed for residential purposes, which was the designation envisioned up until late 2000.

Through the approval and adoption of Regional Official Plan Amendment 8 and Local Official Plan Amendment 58, which brought all of the Expansion Area into the Urban Area, the subject lands were redesignated to a Business Park designation, following an appeal by KRPC, who had acquired the lands. There are still some outstanding appeals against Amendment 58, however, they relate to lands on the west side of March Road and have no impact on the subject lands. Amendments 8 and 58 have been deemed to be in effect as they apply to the subject lands.

Document 1 outlines the policies of the “Restricted Industrial – Special Policy Area” (MR-4), that would apply to the lands north of Klondike Road. It is recommended that, if a residential component is to be included in the development of this area, the policies will require the submission and approval of a concept plan, including design guidelines that will set standards for the distribution of residential and non-residential uses, open space, parkland and recreational corridors within the community and to adjacent communities. This will enable the City and surrounding community the opportunity to participate in the development of this area prior to the submission of formal applications. In keeping with the policies of the Official Plan, and the vision cultivated in previous communities, new residential development will occur in clusters and take into account the topography and vegetation, and will preserve natural features such as Shirley’s Brook that flows through the area. Document 1 being the Draft Official Plan Amendment outlines the proposed policies for these lands.

ZONING BY-LAW

Staff are recommending that the lands highlighted in Document 3 be rezoned to a “Business Park – Residential” (BPR) from the existing “Light Industrial, General – Special (M2S-9) zone to implement the Official Plan Amendments. The implementing zoning by-law will insert all the general residential provisions (definitions, parking etc.) into the Kanata North Business Park Zoning By-law as would be found in most residential Zoning By-laws. The BPR zone would allow the development of semi-detached and multiple-attached dwelling units, subject to the development provisions outlined on Document 4.

Through the circulation of the Official Plan and Zoning Amendments, comments were received from two adjacent landowners concerning the proximity of the proposed development to an existing Adult Entertainment Parlour on Herzberg Road. Section 5.28 of By-law 132-93 states that “No Adult Entertainment Parlour shall be located within 500 metres of any Residential Zone”. Staff have reviewed the proposal in light of the zoning provision and note that the provision was designed to prevent a new Adult Entertainment Parlour from opening close to an existing residential development. In this instance, the proposed residential development is new, and any prospective purchasers would be fully aware of the existence of the Adult Entertainment Parlour. A significant amount of existing commercial and industrial development exists between the proposed residential development and the existing Adult Entertainment Parlour acting as an additional buffer between the two conflicting land uses.

CONCLUSION

The proposed amendments are intended to provide an innovative model of development for Business Parks within the City of Ottawa that will adopt contemporary goals for communities as advocated in existing Official Plan policies. Through a mixture of uses, the overall vision of both Official Plans will be maintained and enhanced by: providing housing in proximity to employment areas; maintaining green spaces near places of work and residential areas; making efficient use of existing services and limiting the need for new and expensive transportation infrastructure.

ENVIRONMENTAL IMPLICATIONS

The proposed development will result in the removal of some existing trees and vegetation through the construction of the private road and residential units. However, it is acknowledged that the level of removal will be significantly less than if the land were developed as originally designated for industrial development with associated surface parking. The applicant, through the subdivision and site plan application proposes to preserve a large amount of natural vegetation on the site. The residential development will also occur on both sides of the Kizzell Drain, a small watercourse tributary to the Ottawa River. The proposed development will maintain the vision of integrating land development, recreation, and environment originally introduced through previous phases of the subdivision. As part of these earlier developments, significant steps were taken to preserve and enhance existing vegetation, and to protect fish habitat through improvements to the Kizzell Drain and the development of a number of stormwater facilities throughout the Business Park.

CONSULTATION

Staff circulated the proposed amendment applications to various technical agencies, City Departments, the South March (SMCA), March Rural (MRA) and Beaverbrook Community Associations, and adjacent landowners, including the Department of National Defence (Connaught Range). A number of on-site signs were posted on KRPC lands advising of the various development applications. Notice of the Public Meeting to hear the proposed amendments were provided as required by the City’s Notification and Consultation Policy.

The proponents attended a monthly meeting of the MRA as part of the consultation process. Neither the MRA or the SMCA had any significant concerns or issues with the amendment applications. They did, however, provide some generic comments relating to the development of the subdivision and site plan applications, which are being reviewed in the context of these two applications.

The Department of National Defence (Connaught Range) advised that they had reservations regarding the proposed changes. They stated that given the scale of their operations (rifle target range/training facility) they are concerned that new residential development near or adjacent to the range boundary would pose problems, and adversely impact on the quality-of-life for any future residents. Through the circulation to the Department of National Defence, the Dominion of Canada Rifle Association, a national chartered amateur sports association for target shooting, also provided a written submission. They wrote that they were concerned with the proposed Official Plan Amendment applications on the basis that residential development could occur on lands adjacent to Fourth Line Road, being very close to Connaught Rifle Range. Both organizations, have advised staff, that since the Official Plan Amendments no longer apply to the Fourth Line Road area, that neither have any major concerns with the applications.

A small group of existing residents along a portion of Herzberg Road have submitted a letter objecting to the Zoning By-law Amendment application. Their objections are based on the following concerns: possible loss of industrial lands, concern over the possible increase in traffic and the proximity of the development to the existing Adult Entertainment Parlour. Staff, are not overly concerned with the loss of industrial land as the Kanata North Business Park has developed at a higher density than originally envisioned. In terms of traffic impact, from the current industrial uses would have a greater impact than the proposed residential uses. As stated previously in the report, the lands north of Klondike Road were originally intended for residential development.

The Ward Councillor is aware of these applications.

FINANCIAL IMPLICATIONS

N/A

APPLICATION PROCESS TIMELINE STATUS

These applications did not meet the required timelines due to the complexity of the issues and time required to resolve most issues.

ATTACHMENTS

Document 1 – Draft Official Plan Amendment

Document 2 – Proposed Site Plan

Document 3 – Location Map

Document 4 - KRPC Residential Zone Provisions

DISPOSITION

City Clerk to notify the owners ( Kanata Research Park Corporation, 555 Legget Drive, Suite 206, Kanata, Ontario K2K 2X3, Attention Ms. Bronwen Heins) of City Council’s decision.

Legal Services Branch to forward the implementing by-laws to City Council.

Development Services Department

i) prepare the implementing amendment to Zoning By-law 132-93 of the former City of Kanata; and

ii) prepare and circulate the notice of passing of the Zoning By-law to those landowners within 120metres and those persons and public bodies who requested notification.

iii) iii) Prepare and circulate the notice of Adoption of the Official Plan Amendment to the Ministry of Municipal Affairs and Housing and to those persons and public bodies who requested notification

Draft Official Plan Amendment Document 1

Draft Amendment 25 and 66 to the former Regional &

former City of Kanata Official Plans

AMENDMENT 25 TO THE FORMER REGIONAL OFFICIAL PLAN &

AMENDMENT 66 TO THE FORMER CITY OF KANATA OFFICIAL PLAN

COMPONENTS

Part A – The Preamble does not constitute part of this Amendment.

Part B – The Amendment, consisting of the following text and map (designated Schedule “A”), constitutes Amendments 25 and 66 to the Official Plans of the former Region of Ottawa-Carleton and City of Kanata.

PART A – THE PREAMBLE

PURPOSE

The purpose of Amendments 25 and 66 are to permit residential development within the Kanata North Business Park including lands north of Klondike Road which are currently owned by Kanata Research Park Corporation and designated for Business Park type land uses. The addition of the residential land uses into the Business Park is an opportunity to allow residential development in the Kanata North Business Park to enhance the existing mix of employment, commercial and recreational uses in contrast to the “single use” more traditional form of business park development. The Regional Official Plan Amendment is a policy change for the specific parcels of land to allow a limited amount of residential development. The Amendments to the former City of Kanata’s Official Plan will specifically redesignate the lands from “Restricted Industrial” (RM) to “Restricted Industrial – Special Policy Area” (RM-4) and “Restricted Industrial – Special Policy Area” (RM-5) as shown on Schedule “A” to this Amendment.

BASIS

In October 2001, an application was filed on behalf of Kanata Research Park Corporation (K.R.P.C.), to amend the Regional Official Plan (1997) and City of Kanata’s Official Plan, as they apply to lands owned by K.R.P.C., in the Kanata North Business Park including lands west of March Road and north Klondike Road. The lands are currently designated “Business Park” by the Official Plan of the former Region of Ottawa-Carleton and “Restricted Industrial” (MR) and “General Industrial” (MG) by the former Kanata Official Plan. Neither of these Official Plans ever contemplated residential development occurring within Business Park areas.

The lands subject to the Official Plan Amendment request are actually in two separate areas, being separated by the Riddell Village Community. The first area, within the Kanata North Business Park, is unlike other business parks in the City. This is largely due to two reasons; firstly, growth is almost entirely a result of one industry, the high technology sector, which has demanded a unique form of development to satisfy new company management techniques where employees are encouraged to work, live and play within the “Business Park Community”. Secondly, the majority of the Business Park has been developed by a few development companies, one of them being K.R.P.C. The area is largely dominated by large office/industrial developments, and recently, by an 18 – hole championship golf course and luxury hotel, also being developed by K.R.P.C. The more traditional industrial manufacturing component of these businesses tends to be very small and limited to the development of small components for the computer and telecommunications industry. There is very little that could be deemed as being noxious, dangerous or basically incompatible with any of the surrounding existing residential uses. An example of the compatibility between the two forms of development is evident along the boundary between the Business Park and the Riddell Village community, where a number of office/industrial buildings have been located adjacent to homes for a number of years without any indication of conflict. Therefore, staff are recommending that the lands within the Kanata North Business Park be redesignated to a “Restricted Industrial – Special Policy Area” (MR-5), which would permit a limited amount of residential development.

The second area falls into the Kanata North Urban Expansion Area, a largely undeveloped area that has been subject of extensive study and analysis since the early 1990’s. Only a portion of the Expansion Area, east of March Road, north of Klondike Road and west of the Ottawa Central Railway lines is subject to the current amendment (see Schedule “A” to this Amendment). In general terms the Expansion Area were to be extensions of the South March and Riddell Village Community’s and add urban land to the Kanata North Business Park. The original Studies completed for the expansion lands indicated that the subject lands should be developed for residential purposes, which was the designation envisioned until late 2000. Through the approval and adoption of Regional Official Plan Amendment 8 and Local Official Amendment 58, which brought the Expansion Area into the Urban Area, the subject lands were redesignated to a “Business Park” designation. Following an appeal by KRPC. Therefore, staff are recommending that the lands be redesignated to a “Restricted Industrial – Special Policy Area” (MR-4), which would allow the lands to be developed for the originally envisioned lands use. The MR-4 policies require the development of an overall concept plan for the lands, which must meet and achieve specific polices so that it can develop as a planned community.

LOCATION

The lands affected by this amendment are bounded by Terry Fox Drive from McKinley Drive to Leggett Drive, and Legget Drive to the west and south, Herzberg Road and the Ottawa Central Railway line to the east, and the line between the south half and north half of Lot 9 to the north AND the land bounded by March Road to the west, Klondike Road to the south, Ottawa Central Railway line to the east, and the lot line between Lots 11 and 12 to the north, ALL located in Lots 6, 7, 8, 9, and 11 Concession 4, former Township of March, now in the City of Ottawa.

The lands affected by the Amendment are highlighted on Schedule “A” to this Amendment, which is a portion of Schedule “B”, Urban Area – Land Use, to the Official Plan of the former City of Kanata. The change in land use designation from “Restricted Industrial” to “Restricted Industrial – Special Policy Area” (MR-4) and “Restricted Industrial – Special Policy Area” (MR-5) as described in the Purpose section of the Amendment, are reflected on Schedule “A” to this Amendment. The Regional Official Plan Amendment is a policy change for the specific parcels of land to allow a certain amount of residential.

PART B – THE AMENDMENT

Introduction

All of this part of this document entitled Part B – The Amendment, consisting of the following text and attached map designated Schedule “A” to Amendment 66 (Urban Area – Land Use), constitutes Amendment 25 to the Official Plan of the former Region of Ottawa-Carleton and Amendment 66 to the Official Plan of the former City of Kanata.

Details

The following changes are hereby made to the Official Plans of the former Region of Ottawa-Carleton and City of Kanata.

AMENDMENT 25 OFFICIAL PLAN (1997) REGION OF OTTAWA-CARLETON

That Section 4.4 BUSINESS PARK, is hereby amended by adding the following new section, entitled “Kanata North Business Park – Special Policy Area”

“ 4.4.6 Kanata North Business Park – Special Policy Area

Notwithstanding the uses permitted in policy 2 above, also permit residential development within lands bounded by Terry Fox Drive from McKinley Drive to Legget Drive, and Legget Drive to the west and south, Herzberg Road and the Ottawa Central Railway line to the east, and the line between the south half and north half of Lot 9 to the north AND the land bounded by March Road to the west, Klondike Road to the south, Ottawa Central Railway line to the east, and the lot line between Lots 11 and 12 to the north, ALL located in Lots 6, 7, 8, 9, and 11, Concession 4, former Township of March, now in the City of Ottawa.”

AMENDMENT 66 CITY OF KANATA OFFICIAL PLAN

That Subsection 5.8 Business Parks, is amended by adding the following section, entitled “Kanata North Business Park - Special Policy Area”

“5.8.6 Kanata North Business Park – Special Policy Area (MR-4)

Notwithstanding the policies of Sections 5.8.1.2, 5.8.5, and 6.9.2 to the contrary, on lands designated “Restricted Industrial – Special Policy Area” (MR-4) located north of Klondike Road and east of March Road, a mix of residential and restricted industrial uses shall also be permitted.

Council shall only permit the zoning, subdivision and development of these lands where a Concept Plan has been submitted and approved. The Concept Plan shall

Show the distribution and form of all residential and non-residential uses.
Provide for public open space and recreational corridors that integrate with such facilities in the surrounding community and are designed to provide a high level of pedestrian access to services in the Community.
Contains design guidelines that encourage the integration and scale of residential and non-residential uses to ensure compatibility of uses and maintenance of residential amenities. The Concept Plan shall also take into account the surrounding land uses outside the lands designated MR-4 and ensure that the abutting uses are compatible.
Provides for a mix of housing types and tenure with higher density sites located close to existing and future transit routes. A minimum density of 35 units per net hectare shall be achieved for all residential development within the MR-4 lands.
Recognize the existing topography and vegetation, taking every effort possible to preserve the natural features through the concept design.
Development of these lands shall only take place by Plan of Subdivision.
The policies of the MR-4 designation are to be reflected in the provisions of the implementing zoning by-law amendments.”

That Subsection 5.8 Business Parks, is amended by adding the following new section, entitled

“Kanata North Business Park – Special Policy Area” (MR-5).

“5.8.7 Kanata North Business Park – Special Policy Area (MR-5)

Notwithstanding the policies of Sections 5.8.1.2, 5.8.5, 5.8.6, and 6.9.2 of this Plan, residential uses are also permitted, provided they are semi-detached, multiple-attached, stacked –townhouses or apartment dwelling units.

1. 1. That the initial development within Block 4 and part of Block 6 on Plan 4M-1096, can be developed at a density of 14 units per net hectare. Any subsequent residential developments in the MR-5 designation shall achieve a minimum density of 35 units per net hectare.

2. 2. Residential clusters shall be encouraged to locate on the perimeter of the Business Park, adjacent to major transit routes or adjacent to existing or planned residential developments.

3. 3. That residential clusters shall recognize existing topography and vegetation, taking every effort to preserve these natural features. The developments shall be buffered from adjacent industrial uses by a combination of increased separation distance, landscaping and fencing, in order to reduce the potential for any future land use conflicts.

4. 4. Connections to the existing and proposed network of sidewalks and pathways shall be provided for use by pedestrians and cyclists as a means of recreational enjoyment and as alternative methods of travel for potential commuters in the Business Park.

5. 5. The policies of the MR-5 designation are to be reflected in the provisions of the implementing zoning by-law amendment.

Implementation

The implementation of this Amendment to the Official Plan documents shall be in accordance with the respective policies of the Official Plan of the former Region of Ottawa-Carleton and City of Kanata, and with the provisions of 132-93, as amended, being the Zoning By-law for the Kanata North Business Park.

Proposed Site Plan Document 2

Location Map Document 3

KRPC Residential Zone Provisions Document 4

DEFINITIONS
Attached	Attached means a building or structure otherwise complete in itself, which depends for structural support, or complete enclosure, upon a division wall or walls shared in common with an adjacent building or structure.
Building Separation	Building separation means the least horizontal distance permitted between the nearest portions of the main walls of any detached buildings on a lot.
Dwelling	Dwelling means a Building used or intended to be used for human habitation and in which all normal domestic functions may be carried on.
Dwelling Units	Dwelling Unit means a suite of 2 or more habitable homes in which sanitary conveniences are provided an in which no more than one kitchen is provided, and with an independent entrance either directly from outside the Building or through a common corridor or vestibule inside the Building. This definition shall not include any part of a Recreational Vehicle or mobile home as defined herein.
Semi-Detached Dwelling	Semi-Detached Dwellings means the whole of a Dwelling divided vertically by a common wall above and below Finished Grade into two separate Dwelling Units.
Multiple-Attached Dwelling	Multiple-Attached Dwelling means a Dwelling divided vertically and/or horizontally into 3 or more separate Dwelling Units, each such Dwelling Unit having at least one independent entrance accessible from the outside ground level.
Home Occupation	“Home occupation” means an accessory use of a dwelling by at least one of the permanent residents of that dwelling to conduct one or more full-time or part-time occupations or business activities, butshall not include: an animal hospital or veterinary establishment; an automotive commercial use of any type, a day nursery, a drug store; a dry cleaning outlet or distribution station; a hone for the aged; a laundromat or laundry shop; a restaurant of any type; a retail or wholesale outlet; a retail store; the sales or service of “Take-out restaurant” means a building used for the preparation and offering of food for sale to the general public to be taken out or delivered for consumption off the lot on which such building is located.
Satellite Dish Antenna	“Satellite Dish Antenna” means an antenna device used for the purpose of transmitting and/or receiving communication signals through a communications satellite.
Swimming Pool	“Swimming pool” means a privately owned outdoor container of water used for bathing, swimming, wading or diving and which has a capacity of holding water to a depth exceeding 45.0 centimetres at any point.

ZONE PROVISIONS
Lot Area (minimum)	4000.0 square metres
Lot Frontage (minimum)	30.0 metres
Front Yard Depth (minimum)	6.0 metres
Exterior Side Yard Width (minimum) (i) (i) main building (as it abuts Farrar Road) (ii) accessory buildings	7.5 metres 1.0 metres
Rear Yard Depths (minimum) (i) (i) main building (ii) accessory buildings	7.5 metres 1.0 metres
Interior Side Yard Width (minimum (ii) (ii) main building (ii) accessory buildings	7.5 metres 1.0 metres
Coverage (maximum) (i) (i) main building (ii) (ii) accessory buildings	40% 5%
Building Heights (maximum) (i) (i) main buildings (ii) (ii) accessory buildings	9.5 metres 4.0 metres
Building Separations (minimum) (i) (i) between main buildings (ii) (ii) between other buildings	3.0 metres 1.0 metres
Distance to Private Street (minimum) between main building and street in the yard having a driveway crossing said yard	6.0 metres
Dwelling Units per Dwelling (maximum)	7
Kizzell Drain Setback (minimum)	15.0 metres
Special Provisions Notwithstanding the provisions of Subsection 5 (3), the lands zoned BPR described on Schedule “A” to this By-law shall be considered as one LOT for zoning purposes despite the lawful severance of a LOT pursuant to the Planning Act, as amended, the Condominium Act, as amended, or any similar legislation. The lands identified shall be considered as one LOT for the purpose of applying the zoning provisions.
Accessory Buildings, Structures and Uses	As outlined in Section 3 – General Provisions, Subsection (1)(a)(b)(i)(a)(b)(c) (d)(i)(ii)(iii) of Zoning By-law 161-93.
Home Occupation	As outlined in Section 3 – General Provisions Subsection 8(a) to (l) of Zoning By-law 161-93.
Swimming Pool	As outlined in Section 3 – General Provision Subsection 23(a)(b) of Zoning By-law 161-93.
Parking Space Provision Semi-Detached and Multiple Attached Dwelling	1.0 parking space per dwelling unit, plus 0.25 visitor parking spaces per dwelling unit.
Parking Area Provisions	Section 5, Subsection 5.15 (b)(i) shall not apply as outlined in Zoning By-law 132-93.