That Council approve an amendment to the Zoning By-law 2008-250 to change the zoning of a part of 556 Wellington Street from the current Open Space exception zone (O1H12.2S94 to a new Open Space exception zone O1[xxxx] H12.2 S94 as shown in Document 1 and as detailed in Document 2.
RECOMMANDATION DU COMITÉ
Que le Conseil approuve une modification au Règlement de zonage 2008-250 afin de changer le zonage d’une partie du 556, rue Wellington, actuellement Zone d’exception pour les parcs et espaces verts (O1H12.2S94 ), à Zone d’exception pour les parcs et espaces verts O1[xxxx] H12.2 S94, comme le montre le document 1 et l’explique en détail le document 2.
1. Deputy City Manager's report, Infrastructure Services and Community Sustainability, dated 17 June 2011 (ACS2011-ICS-PGM-0150).
That the recommend Council approve an amendment to the Zoning By-law 2008-250 to change the zoning of a part of 556 Wellington Street from the current Open Space exception zone (O1H12.2S94 to a new Open Space exception zone O1[xxxx] H12.2 S94 as shown in Document 1 and as detailed in Document 2.
RECOMMANDATION DU RAPPORT
Que le Comité de recommande au Conseil d’approuver une modification au Règlement de zonage 2008-250 afin de changer le zonage d’une partie du 556, rue Wellington, actuellement Zone d’exception pour les parcs et espaces verts (O1H12.2S94 ), à Zone d’exception pour les parcs et espaces verts O1[xxxx] H12.2 S94, comme le montre le document 1 et l’explique en détail le document 2.
The subject property is located on the north side of Wellington Street at the western side of the intersection with the Portage Bridge. The site is currently occupied by a vacant building, known as the Thompson-Perkins Building and more recently as the Mill Restaurant.
The applicant is proposing to occupy the existing building with a new restaurant, which will include a micro-brewery component and retail store. In addition, the applicant is proposing to store and distribute beer (approximately 20 kegs per week) to local area licensed establishments.
While the existing zoning is an open space zone, it has an exception that allows a wide range of commercial uses, such as restaurants, a bar, a pool hall or retail uses. While a restaurant or bar may have its own capacity to make beer for sale on the premises, once it is to be made for transportation from the site for consumption elsewhere, it is no longer accessory to the restaurant/bar and is considered a principal use. Currently, the existing zoning does not allow the manufacture of a product (such as beer) for distribution and sale off site.
The City’s Official Plan designates the subject property as Major Open Space. This designation applies to areas occupied by large parks as well as open space corridors along the Ottawa River. Lands with this designation may also be reserved for uses such as rapid-transit and major roads. The policies for Major Open Space indicate that certain activities are allowed on lands with this designation. These activities include sports, recreational leisure and cultural facilities. However, they also include new small scale commercial activities, subject to a Zoning By-law amendment, where the use contributes to or is ancillary to a use permitted above and does not detract from the natural environment, cultural heritage and open space characteristics of the area.
It is the Department’s position that the proposed micro-brewery use will be a new small scale commercial use which can be considered to be in conformity with other commercial uses allowed on the property (i.e. restaurant and retail) as it will contribute to the functioning of the restaurant and enhance its leisure component. It can also be argued that the micro-brewery component contributes to the cultural heritage of LeBreton Flats, which has historically been based on manufacturing-type uses. In addition, the animation that will be provided by the reintroduction of a restaurant/bar at this location, which has been vacant for several years, will benefit the growing nearby residential area in the new LeBreton Flats development and will complement the War Museum and seasonal events like Bluesfest.
As the proposed micro-brewery component and related storage will be internal to the existing building, on a site which has long been used for commercial activities, it is the Department’s position that it will not negatively impact the surrounding natural environment or the cultural heritage character of the building where the use will take place.
Central Area Secondary Plan
In addition to the policies in the Primary Plan, the subject property is also located within the City’s Central Area in the LeBreton Flats District. Within this District, the subject property is designated Greenway/Waterway Corridor. Policies in this section relate to protecting public access to the river, the protection of significant natural areas and the provision of such things as pedestrian and cycling linkages. As part of these, the Secondary Plan also recognizes specifically, through Policy 220.127.116.11.r), that the Thompson Perkins Mill should be occupied by commercial uses. The proposed rezoning is in conformity with this policy but as a Secondary Plan must conform to the Primary Plan, the Primary Plan will help determine what uses are appropriate. As indicated in this submission, the proposed use is in conformity with the City’s Primary Official Plan.
As presented in this submission, it is the Department’s position that the micro-brewery, as proposed, will complement the restaurant use on the site and will not have a detrimental impact on the subject property or the surrounding major open space. While it is not possible through the Zoning By-law to limit the amount of beer produced and shipped off site, in order to control the impact of the brewery component use, the Department is recommending the following exception to the zoning. A micro-brewery is allowed; provided it is also part of and serves a restaurant/bar located on the property. By requiring the two components to exist together, a stand alone brewery, which the Department believes would have a greater impact on the character of the surrounding land uses, cannot be permitted on site.
Notice of this application was carried out in accordance with the City's Public Notification and Consultation Policy. The City did not receive any negative comments or opposition to this application. Details of the consultation can be seen in Document 3.
I believe that the proposed use of a microbrewery and brew pub will be appropriate to the former Mill Restaurant, and will help to animate this derelict site. The Thompson-Perkins Mill is an important complex of historic buildings, and this would be a popular attraction. As there will also be storage and distribution facilities associated with the brewery operations, and because the National Capital Commission prohibits commercial and truck traffic on the Ottawa River Parkway/LeBreton Boulevard – please advise me of the number and size of heavy vehicles that will be needed to service the site – and how they would access the property.
RISK MANAGEMENT IMPLICATIONS
Ensuring that new growth is integrated seamlessly with established communities.
Document 1 Location Map
Document 2 Details of Recommended Zoning
Document 3 Consultation Details
City Clerk and Solicitor Department, Legislative Services to notify the owner, applicant, OttawaScene Canada Signs, 1565 Chatelain Avenue, Ottawa, ON K1Z 8B5, Ghislain Lamarche, Program Manager, Assessment, Financial Services Branch (Mail Code: 26-76) of City Council’s decision.
Planning and Growth Management to prepare the implementing by-law, forward to Legal Services and undertake the statutory notification.
Legal Services to forward the implementing by-law to City Council.
DETAILS OF RECOMMENDED ZONING DOCUMENT 2
Proposed Changes to the Comprehensive Zoning By-law
Add a new exception zone to Section 239 including the permitted uses and provisions of exception 430 and add the following:
To column III
light industrial use, limited to beer brewing.
To column V
light industrial use, limited to beer brewing is only permitted if there is an associated restaurant and/or bar located on the property.
CONSULTATION DETAILS DOCUMENT 3
NOTIFICATION AND CONSULTATION PROCESS
Notification and public consultation was undertaken in accordance with the Public Notification and Public Consultation Policy approved by City Council for Zoning By-law amendments. Six comments were received. Four were in favour of the rezoning while one wanted more information on the current zoning and another wanted to make sure there was enough bicycle parking at the property.
1. I support the proposal; the property has already been used as a restaurant.
2. With the residential development at LeBreton Flats and a museum there as well, this would be a welcome addition and useful service to the area. Just make sure it doesn’t cause any undue pollution or pest issues.
3. My wife and I live at the new LeBreton Flats Condominium; this will be a welcome addition to the area.
4. I am very excited about this proposal, it fits in with the NCC’s mission to make Ottawa a City of which all Canadians all can be proud.
5. This proposal fits in with the local surroundings. It bookends Sparks Street and the downtown core entertainment area with the By-Ward Market on the east end of town.
6. The proposal ties in the industrial roots of the area.
7. I wholeheartedly support this By-law Amendment proposal and congratulate the City of Ottawa and the NCC for its foresight.
8. Please make sure that there is bicycle parking on site and that it is conveniently located and some of it is covered for wet days.
In accordance with the Zoning By-law, the applicant will be required to provide a minimum of one bicycle parking space for every 250 square metres of gross floor area
Response to Councillor’s Comments
Commercial trucks making deliveries to this property is not something new. As the subject property has been used as a restaurant in the past, commercial trucks have had to travel to and from the property to make deliveries. The applicant has indicated that the brewery operation will produce about 20 kegs weekly for licensed establishments in the Ottawa area. One van or stake truck would service the brewery’s operation.
Access to the site is by the existing driveway, the same as will be used by patrons, cars and taxis, as well as the food and other suppliers to the restaurant. The typical truck is 14 feet long, although often a standard van delivers small loads, which is what is expected to happen. This truck is of the same size as the food suppliers regularly use and smaller than the garbage trucks that will service the restaurant.
It is not expected that there will not be any noticeable increase of these trucks to the site over that of the restaurant operation by about 10%. The brewery operation should blend in well with the restaurants operation.