Report to/Rapport au:

Planning and Development Committee /

Comité de l’urbanisme et de l’aménagement

and Council/et au Conseil

05 May 2003 / le 05 mai 2003

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

Development Services Department / Services d’aménagement

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

580-2424 ext. 28310, karen.currie@ottawa.ca

Ref N°: ACS2003-DEV-APR-0118

SUBJECT: ZONING – 2445 ST. LAURENT BOULEVARD

OBJET: ZONAGE – 2445, BOULEVARD SAINT LAURENT

REPORT RECOMMENDATION

That the Planning and Development Committee recommend Council approve an application to amend the former City of Ottawa Zoning By-law, 1998, from Industrial Business Park, IP1 F(1.0) H (10.7) to IP1 F (1.0) H (10.7) with an exception to include a school as a permitted use at 2445 St. Laurent Boulevard.

RECOMMANDATION DU RAPPORT

Que le Comité de l’urbanisme et de l’aménagement recommande au Conseil municipal d’approuver une modification au Règlement municipal de zonage de 1998 de l’ancienne ville d’Ottawa en vue d’ajouter une exception à la zone de parc d’affaires industriel IP1 F(1.0) H (10.7) afin d’inclure une école au nombre des utilisations permises au 2445, boulevard Saint-Laurent.

BACKGROUND

The property at 2445 St. Laurent Boulevard is located on the south side of St. Laurent Boulevard and east of Conroy Road. This is a developed site in the Ottawa Business Park with a five level building of about 13900 m² on the property. A Location Map (Document 1) is attached for reference purposes.

The Conseil Des Ecoles Publiques de l’Est de l’Ontario (CEPEO) wishes to consolidate the administrative function of the Board to the existing building at 2445 St. Laurent Boulevard. The Board also wishes to run continuing education (adult) programs from this facility.

Within the former City of Ottawa Official Plan, educational facilities are a stated use in the Minor Institutional Land Use designation. The policies of this designation state that minor institutional uses may be permitted within other land use designations subject to the policies of that designation.

The property is designated Business Employment Area in the former City of Ottawa Official Plan. Within this category, the permitted uses include light industrial, office, business and personal service uses, as well as public and recreational uses. While a school is not specifically named as a permitted use, this use does fall within the public uses permitted.

Taken together, these two aforementioned policies in the former City of Ottawa Official Plan allow the proposed school use in the Business Employment Area designation.

The Council approved City of Ottawa Official Plan identifies the site within an Employment Area. A policy of this designation states that the Zoning By-law will permit a variety of industrial and employment-generating uses such as office, institutional and retail uses.

The applicant is requesting an amendment to the Zoning By-law to allow a portion of the building to be used as a school. The present zone IP1 F (1.0) H (10.7) permits an administrative office use to occupy not more than 60% of the Floor Space Index (F.S.I.). It is the intent of the applicant to occupy not more than 35% of the F.S.I. with the school and occupy the remaining 65% with a combination of administrative offices and a variety of commercial uses. The Board is projecting its office requirement for the building to be 40% F.S.I. occupancy with the remaining 25% F.S.I. to be leased. This occupancy scenario retains the character of the building use as an office while meeting the needs of the Board to provide a facility for adult continuing education.

DISCUSSION

The applicant was involved in pre-consultation prior to submitting this zoning application. During the preliminary discussion with City staff, the applicant stated there had been an extensive search conducted to find a property to accommodate their administrative offices and their continuing education program.

The site at 2445 St. Laurent Boulevard offered the best alternative to all the properties considered for the following reasons. The building is large enough to accommodate the proposed combination of uses presently required by the Board and for the future. There are 293 parking spaces, which provide adequate parking for the range of uses at this site. There is regular transit service to the site from the Transit Stations at St. Laurent, South Keys and Billings Bridge Shopping Centre. The students in the continuing education program will be high transit users, as they will not be brought to the site in the typical school bus service.

The Department recommends approval of the zoning amendment to add a school as an additional permitted use to the Industrial Business Park Zone at 2445 St. Laurent Boulevard. This large existing building can to be utilized to its highest and best potential by the Conseil Des Ecoles Publiques de l’Est de l’Ontario. The proposal for an adult continuing education facility is compatible with the existing uses in the Ottawa Business Park. The character of the site and the surrounding area will not be adversely impacted by the proposed use.

CONSULTATION

This application was subject to Public Consultation and Notification. Staff circulated the proposed amendment to various technical agencies and City Departments. A sign was posted on the subject site advising the public of the application. To date, no comments have been received from the public.

The Ward Councillor, Diane Deans, is aware of this application.

FINANCIAL IMPLICATIONS

N/A

APPLICATION PROCESS TIMELINE STATUS

The application was processed within the timeframe established for the processing of Zoning Amendment applications.

ATTACHMENTS

Document 1. Location Map

DISPOSITION

Department of Corporate Services, Secretariat Services to notify the owner (Conseil Des Ecoles Publiques de l’Est de l’Ontario, 140 Rue Genest Ottawa (Vanier), Ontario K1L 7Y9, agent (Daphne Wretham, J. L. Richards and Associates, 864 Lady Ellen Place, Ottawa, Ontario K1A 5M2), and the Manager of Assessment, Department of Corporate Services of City Council’s decision.

Development Services Department to prepare the implementing by-law, forward to Legal Services Branch and undertake the statutory notification.

Department of Corporate Services, Legal Services Branch to forward the implementing by-law to City Council.

LOCATION MAP Document 1