Report to/Rapport au:

Planning and Development Committee/

Comité de l’urbanisme et de l’aménagement

and Council/ et au Conseil

18 May 2001 / le 18 mai 2001

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

Development Services Department/Services d’aménagement

Contact/Personne-ressource: Grand Lindsay, Manager, Development Approvals/

Gestionnaire, Approbation des demandes d’aménagement

244-5300 ext. 1-3242, grant.lindsay@city.ottawa.on.ca

Ref N°: ACS2001-DEV-APR-0092

SUBJECT: OFFICIAL PLAN AMENDMENT / ZONING AMENDMENT - 525 COVENTRY ROAD

OBJET: MODIFICATION DU PLAN DIRECTEUR / MODIFICATION DE ZONAGE - 525 CHEMIN COVENTRY

REPORT RECOMMENDATIONS

That the Planning and Development Committee recommend that Council:

1. Approve an amendment to the City of Ottawa Official Plan for 525 Coventry Road as outlined in Document 1.

2. Approve an amendment to Zoning By-law, 1998, to add exceptions to the IP F(1.0) H (10.7) zone for the property at 525 Coventry Road as detailed in Document 3.

RECOMMANDATIONS DU RAPPORT

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

1. une modification au Plan directeur de la Ville d’Ottawa en ce qui concerne le 525, chemin Coventry telle qu’elle est expliquée au document 1.

2. une modification au Règlement de zonage de 1998, telle qu’elle est expliquée au document 3, afin d’ajouter des exceptions à la zone IPF(1.0) H(10.7) pour la propriété située au 525, chemin Coventry.

BACKGROUND

Applications were received for Official Plan and Zoning By-law amendments regarding the property at 525 Coventry Road. The applications are intended to accommodate the development of a “stand alone” retail store or office building with a gross floor area equal to the size of the subject property. These uses are currently restricted by the Official Plan (OP) and Zoning By-law.

In 1991 City Council, in its consideration of the Multi Purpose Recreational Facility (Jetform Stadium) and associated zoning changes for the City-owned lands located at 300 Coventry Road, further directed staff to include the "Business Employment Area" lands located along the remainder of Coventry Road. This would form part of a review of the Coventry Road "Special Study Area" as identified in the City of Ottawa Official Plan. Subsequent to a planning process involving residents from adjacent neighbourhoods and landowners, along with City, Regional and National Capital Commission input, a Plan of Development, Official Plan Amendment, and Zoning By-law Amendment were approved on December 20, 1995. The question of the appropriateness of "stand-alone" type retail within the Business Employment Area was raised towards the end of the Plan of Development process, but was not resolved at that time. This report addresses this issue in the context of the new planning framework established by the Plan of Development, the associated Official Plan policy (OPA 18) and zoning.

DISCUSSION

The subject applications are intended to introduce a site specific amendment to the Official Plan policy and zoning concerning 525 Coventry Road. This amendment will create an exception which recognizes the potential for expanding the range and scale of permitted uses beyond those found in a Business Employment Area as adopted for this area by the Plan of Development, OPA 18 and the implementing zoning by-law.

The Regional Official Plan (ROP) designates the area between St. Laurent Boulevard and the Vanier Parkway, including the subject site, as a Business Park. This permits non-residential uses, such as retail, office, small-scale institutional and recreational uses. The proposed retail and office uses conform to the characteristics of a Business Park as well as the criteria for development proposals as set out in the ROP.

Both the former Regional and City of Ottawa Official Plans state that Business Park or Business Employment Areas shall accommodate at least 2000 jobs. The Strategic Approach for Economic Development and Employment Areas in the City of Ottawa Official Plan (OP) states that the amount of retail uses in areas designated for business employment uses shall be limited to maintain viability, over time, for their intended employment use. However, it has been determined that the proposed “stand-alone” retail store would provide a similar number of jobs as would light industry and warehousing now permitted in the Business Employment Area, thus maintaining the employment function and the potential to provide 2000 jobs. This level of employment, therefore, meets the employment objectives of the OP.

Section 14.5 was added to the OP by ROC to address the traffic flows and employment objectives which may be impacted by the construction of "stand alone" retail development in the Coventry Road area. A limit of 23,225 square metres was placed on the amount of retail permitted in the Coventry Road area. The restriction imposed by the modification represented in Section 14.5 of the Site Specific Policy is a traffic volume limitation relative to the capacity of the road network. The traffic assessment provided by the applicant, based on a gross floor area of 4645 square metres, has demonstrated that there is sufficient capacity in the road network to accommodate the proposed retail use.

The study also demonstrates that no capacity, other than the capacity that would have been assigned to the subject site for 100% office development, would be removed from the transportation network. This later point is significant with respect to the Business Employment Area designation of 525 Coventry Road. The description of this designation in the OP states that the zoning of the land covered by this designation will reflect the flexibility to provide offices as the sole use in a building. As the traffic generated by the proposed retail store is similar to that generated by office development, the proposal is acceptable with respect to the anticipated traffic impacts.

Section 4.4.2 c) of the Official Plan concerning Business Employment Areas states that while concentrations of retail activity will not be permitted, showroom, retail and sales areas operating in association with a permitted use, such as manufacturing or warehousing, may be permitted in buildings, provided such space does not exceed 20% of the gross leasable area of the permitted use. This limitation may be increased by a zoning amendment to 50% if it can be demonstrated that business park development can still be maximized; if employment levels can still be achieved; if no negative impact is caused to the market integrity of established linear commercial areas or shopping centres; and if negative impacts are not created on the adjacent arterial road network.

While it is clear that the proposed "stand alone" retail is not in conformity with the policy intent to maintain association with industrial uses, it does closely align with the parameters for permitted retail within the Business Employment Area. In the case of the subject site, with a lot area of 12 188 square metres at a floor space index of 1.0, the proposed retail space of 4645 square metres is less than 40% of the development potential. It is, therefore, evident that the scale of the proposed “stand-alone” retail store is within the range of scale for retail uses currently permitted by the OP policy.

The proponent’s Market Demand and Impact Study has indicated that the market integrity of the established linear commercial and shopping centres would not be adversely affected by the proposed “stand alone” retail store.

Staff have concluded that the criteria set out in OP Section 4.4.2 c) are met by this proposal and while these criteria refer to retail operating in association with industrial and office uses, they apply equally to the proposed “stand- alone" retail store.

The Zoning By-law will also need to be modified to permit a site specific amendment for the “stand-alone” retail store of 4645 square metres. This will increase the limit of 280 square metres for a "retail store" to 4645 square metres and the permitted cumulative gross floor area of this use from 20% to 40% of the floor space index.

In summary, the subject OP and Zoning amendments are recommended for the following reasons:

· the employment projection of at least 2000 jobs in the Business Employment Area is maintained;

· no additional traffic volume is projected beyond that which would have been assigned to the site for 100% office development;

· it has been determined that the market integrity of established linear commercial areas or shopping centres in the area would not be impacted negatively by this proposal; and

· the proposal would permit a reasonable increase to retail space within the Business Employment Area which remains within the range of 20% to 50% of the FSI limit established in the OP and the necessary support studies have been provided to support this increase.

CONSULTATION

There were no comments received in response to the public notification of this application.

FINANCIAL IMPLICATIONS

N/A

DISPOSITION

Corporate Services Department

1. Statutory Services Branch is required to notify the applicant, David McKeen,

50 Rosenfeld Crescent, Ottawa, Ontario K2K 2L2 and the agent, Nancy Meloshe, 1365 Richmond Road, Suite 300, Ottawa, Ontario K2B 6R7, of City Council’s decision.

2. Legal Services to forward the implementing by-laws with respect to the Official Plan Amendment and zoning amendment to City Council.

Development Services Department

3. Planning and Infrastructure Approvals Branch to:

a. prepare the implementing by-laws for the Official Plan Amendment and zoning amendment,

b. give notice in accordance with Regulation 42/95, passed under Section 17(18) of the Planning Act, within 15 days of the adoption of this Official Plan Amendment, to any person who requested to be notified

LIST OF SUPPORTING DOCUMENTATION

Document 1 - Details of the Proposed Official Plan Amendment

Document 2 - Explanatory Note

Document 3 - Details of Proposed Zoning

Document 4 - Municipal Environmental Evaluation Process Checklist (on file with City Clerk)

Document 5 - Consultation Details

Details of the Proposed Official Plan Amendment Document 1

Official Plan Amendment | Modification du Plan directeur

______________________________________________

Land use

Utilisation du sol

April, 2001

________________________________________________________________________

INDEX

________________________________________________________________________

Index....................................................................................................................…...........i
The Statement of Components......................................................................................….ii

PART A - THE PREAMBLE

Purpose........................................................................................................................…..1

Location........................................................................................................................….1

Basis..................................................................................................................................1

PART B- THE AMENDMENT

Introductory Statement…….............................................................................................. 3

Details of the Amendment..................................................................... ........................... 3

PART C - APPENDIX

Appendices....................................................................................................................... 4

THE STATEMENT OF COMPONENTS

________________________________________________________________________

PART A - THE PREAMBLE, introduces the actual Amendment but does not constitute part of the Amendment to the City of Ottawa Official Plan.

PART B - THE AMENDMENT, consisting of text constitutes the actual Amendment to the City of Ottawa Official Plan.

PART C - THE APPENDIX, does not form part of the Amendment but is provided to clarify the intent and to supply background information related to the Amendment.

PART A - THE PREAMBLE

________________________________________________________________________

Purpose

The purpose of Amendment No. _ is to accommodate the inclusion of a freestanding retail store of 4645 square metres within the current Official Plan policy framework concerning Coventry Road. It would add a new policy to the Business Employment designation specific to this property which would permit a retail store. It would also amend the Site Specific Policy section concerning Coventry Road to permit the proposed retail store.

Location

The affected area is located on the north side of Coventry Road across from the St. Laurent Shopping Centre to the east, the former site of the Coca Cola Bottling Plant on the south, the federal government Elections Canada Headquarters offices on the southwest, with other industrial/office uses to the north across Coventry Road, as shown on the attached Location Map (Part C - Appendix ii).

Basis

This amendment has been prepared for the following reasons:

Section 4.4.2 c) of the Official Plan concerning Business Employment Areas states that showroom, retail and sales areas operating in association with a permitted use, such as manufacturing or warehousing, may be permitted in buildings, provided such space does not exceed 20% of the gross leasable area of the permitted use. This limitation may be increased by a zoning amendment to 50% if it can be demonstrated that business park development can still be maximized; if employment levels can still be achieved; if no negative impact is caused to the market integrity of established linear commercial areas or shopping centres; and if negative impacts are not created on the adjacent arterial road network.

While it is clear that the proposed "Stand Alone" retail is not in conformity with the policy intent to maintain association with industrial uses, and therefore the need for this OPA, it does closely align with the parameters for permitted retail within the Business Employment Area. In the case of the subject site, with a lot area of 12,188 square metres, the proposed building of 4645 square metres equals less than 40% of the permitted Floor Space Index of 1.0. That remains within the 20% to 50% range of retail uses permitted by the OP. It is, therefore, concluded that the scale of retail currently permitted by the OP policy is similar to the scale of the proposed retail store, and as the additional size of the retail store would create no greater impact to the arterial and/or major collector roadways than 100 % office use, it should be allowed by way of this amendment.

Also, with respect to the market impact of the proposed "stand alone" retail store it has been demonstrated by the proponent that the market integrity of established linear commercial or shopping centres would not be negatively affected. It is, therefore, concluded that the criteria set out in OP Section 4.4.2 c) are met by this proposal. While these criteria refer to retail operating in association with industrial and office uses they apply equally to the proposed "stand alone" retail store.

OPA 18 established Site Specific Policy Section 14.0 in the OP for the Coventry Road Area which followed from the Plan of Development. At the time of the review of OPA 18 by the Region of Ottawa-Carleton, Section 14.5 was added as a modification to address the traffic flows and employment objectives which may be impacted by the construction of “Stand Alone” retail development in the Coventry Road area.

The restriction imposed by the modification represented in Section 14.5 i) of the Site Specific Policy is a traffic related limitation which establishes a threshold of “stand alone” retail in the Coventry Road area. The traffic assessment provided by the applicant has demonstrated that the proposed development can be serviced by the transportation network in place at the time of the application, and that no capacity, other than the capacity that would have been assigned to the subject site for office development, would be removed from the transportation network. This later point is significant with respect to the Business Employment Area designation which was assigned to 525 Coventry Road as the description of this OP designation states that the zoning of the land covered by this designation will reflect the flexibility to provide offices as the sole use in a building. As the traffic generated by the proposed retail store is similar to that generated by office development, the proposal is acceptable with respect to the anticipated traffic impacts.

PART B - THE AMENDMENT

________________________________________________________________________

The Introductory Statement

All of this part of the document entitled Part B - The Amendment, consisting of the following text constitutes Amendment No. _ to the City of Ottawa Official Plan, 1991.

Details of the Amendment

Chapter 4 - Economic Development and Employment Areas contained in Volume I of the City of Ottawa Official Plan, 1991, Section 4.4.2, the Business Employment Area be amended as follows:

f) Notwithstanding the restrictions on retail uses in Section 4.4.2 c) above, a “Stand Alone” retail store up to a maximum size of 4645 square metres gross floor area is permitted at 525 Coventry Road.

PART C - THE APPENDIX

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Appendix 1.0 – Location Map

Document 2

EXPLANATORY NOTE TO THE PROPOSED BY-LAW NUMBER ------

By-law Number ________ amends By-law Number 98 the City's Comprehensive Zoning By-law. The amendment affects the property located at 525 Coventry Road. The property is shown as the shaded area on the attached location map.

CURRENT ZONING

The current zoning of the property is IP F(1.0) H(10.7) which permits a range of light industrial and commercial uses including a retail food store and a retail store to a maximum of 280 metres in gross floor area.

PROPOSED ZONING

The proposed IP-x F(1.0) zone would increase the maximum gross floor area permitted for a retail store to 4645 square metres and this use may occupy a maximum of 40% of the permitted floor space index. Also in this zone an office may have a maximum gross floor area equal to 100% of the Floor Space Index permitted on the property.

This constitutes the proposed amendment to Zoning By-law 1998. For further information on this amendment contact Charles Lanktree, RPP., OALA. at 244-5300

ext. 3859.

Document 3

DETAILS OF PROPOSED ZONING

1. A retail store may have a cumulative total gross retail area of 4645 square metres and may occupy a maximum of 40% of the permitted floor space index.

2. An office may have a maximum gross floor area equal to 100% of the Floor Space Index permitted on the property.

Document 5

CONSULTATION DETAILS

Notification and consultation procedures carried out in accordance with Early Notification Procedure P&D/PPP/N&C#1 approved by City Council for Official Plan and Zoning Amendment applications.

Public Input

There was no response to the public notification of this application.

Councillor’s Comments

Councillor Jacques Legendre is aware of this application.

Application Process Timeline Status

This application is subject to a project management timeline, as recommended by the “A Better Way Task Force”. A Mandatory Information Exchange was not undertaken as there are no interested community associations in this area. This application was not processed within the timeframe established for Official Plan and Zoning Amendment applications due to a delay in receipt of the required studies to support this proposal.