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2. ZONING - 450 TERMINAL AVENUE ZONAGE
– 450, AVENUE TERMINAL |
Committee recommendations
(This
application is subject to Bill 51)
That
Council:
1.
Approve an amendment to the City of Ottawa Zoning By-law 2008-250 to
change the zoning of 450, 500, 535, 550, and 585 Terminal Aveue and 100 and 150
Trainyards Drive and 515 Industrial Avenue to modify the provisions of the
Mixed-Use Centre Zone (MC7) to permit an increase in gross leasable area and a
reduction in parking requirements, as detailed in Document 2 and as shown in
Document 1; and
2.
Approve an amendment to the former City of Ottawa Zoning By-law to
change the zoning of 450, 500, 535, 550, and 585 Terminal Aveue and 100 and 150
Trainyards Drive and 515 Industrial Avenue to modify the provisions of the
General Industrial (IG3) Zone to permit an increase in gross leasable area and
a reduction in parking requirements, as detailed in Document 2 and as shown in
Document 1.
RecommandationS du Comité
(This
application is subject to Bill 51)
Que le Conseil :
1.
aprouve
une modification au Règlement de zonage 2008-250 de la Ville d’Ottawa afin de
changer la désignation de zonage des 450, 500, 535, 550 et 585, avenue Terminal
ainsi que des 100 et 150, promenade Trainyards et du 515, avenue Industrial en
vue de modifier les clauses de la Zone de centres d’utilisations polyvalentes
(MC7) pour permettre une augmentation de la surface hors œuvre louable et une
diminution des exigences de stationnement, tel qu’il est expliqué dans le
Document 2 et indiqué dans le Document 1; et
2.
approuve
une modification au Règlement de zonage de l’ancienne Ville d’Ottawa afin de
changer la désignation de zonage des 450, 500, 535, 550 et 585, avenue Terminal
ainsi que des 100 et 150, promenade Trainyards et du 515, avenue Industrial en
vue de modifier les clauses de la Zone d’industrie générale (IG3) pour
permettre une augmentation de la surface hors œuvre louable et une diminution
des exigences de stationnement, tel qu’il est expliqué dans le Document 2 et
indiqué dans le Document 1.
Documentation
1.
Deputy
City Manager's report, Infrastructure Services and Community Sustainability,
dated 16 October 2008 (ACS2008-ICS-PLA-0215).
2. Extract
of Draft Minutes, 28 October 2008.
Report to/Rapport au :
Planning
and Environment Committee
Comité de l'urbanisme et de l'environnement
and Council / et au Conseil
16 October 2008 / le 16 octobre 2008
Submitted by/Soumis par : Nancy Schepers, Deputy City Manager
Directrice municipale adjointe,
Infrastructure
Services and Community Sustainability
Services d’infrastructure et Viabilité des collectivités
Contact
Person/Personne-ressource : Grant Lindsay, Manager/Gestionnaire,
Development Approvals/Approbation des demandes d'aménagement, Planning
Branch/Direction de l’urbanisme
(613)
580-2424, 13242 Grant.Lindsay@ottawa.ca
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SUBJECT: |
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OBJET : |
REPORT RECOMMENDATIONS
That the
Planning and Environment Committee recommend Council:
1.
Approve
an amendment to the City of Ottawa Zoning By-law 2008-250 to change the zoning
of 450, 500, 535, 550, and 585 Terminal Aveue and 100 and 150 Trainyards
Drive and 515 Industrial Avenue to modify the provisions of the Mixed-Use
Centre Zone (MC7) to permit an increase in gross leasable area and a reduction
in parking requirements, as
detailed in Document 2 and as shown in Document 1; and
2.
Approve an amendment to the former City of Ottawa
Zoning By-law to change the zoning of 450, 500, 535,
550, and 585 Terminal Aveue and 100 and 150 Trainyards Drive and 515 Industrial
Avenue to modify the provisions of the General Industrial (IG3) Zone to permit
an increase in gross leasable area and a reduction in parking requirements, as detailed in
Document 2 and as shown in Document 1.
RECOMMANDATIONS
DU RAPPORT
Que le Comité de l’urbanisme et de l’environnement
recommande au Conseil :
1. d’aprouver une modification au
Règlement de zonage 2008-250 de la Ville d’Ottawa afin de changer la
désignation de zonage des 450, 500, 535, 550 et 585, avenue Terminal ainsi que
des 100 et 150, promenade Trainyards et du 515, avenue Industrial en vue de
modifier les clauses de la Zone de centres d’utilisations polyvalentes (MC7)
pour permettre une augmentation de la surface hors œuvre louable et une diminution
des exigences de stationnement, tel qu’il est expliqué dans le Document 2 et
indiqué dans le Document 1; et
2. d’approuver une modification au
Règlement de zonage de l’ancienne Ville d’Ottawa afin de changer la désignation
de zonage des 450, 500, 535, 550 et 585, avenue Terminal ainsi que des 100 et
150, promenade Trainyards et du 515, avenue Industrial en vue de modifier les
clauses de la Zone d’industrie générale (IG3) pour permettre une augmentation
de la surface hors œuvre louable et une diminution des exigences de
stationnement, tel qu’il est expliqué dans le Document 2 et indiqué dans le
Document 1.
BACKGROUND
The subject property forms part of the Ottawa
Trainyards large format retail development. The applicant, Wal-Mart, is intending
to construct the single storey addition (approximately 4645 square metres)
to the westerly side of their store.
This adition will raise the overall building area to approximately 17000
square metres. This addition was always
intended to be constructed and represents Phase II of the Wal-Mart development
at this location. In addition, the
number of parking spaces provided will increase from 693 to 789. This however is less than what would be
required by the current parking ratio found in the Zoning By-law.
As part of the zoning approved by City Council in 2001, a cap of 35000 square metres of gross leasable area was placed on the retail area of the Trainyards property, west of Trainyards Drive. This limit to development was chosen as it represented the amount proposed at the time and the amount analysed as part of the Transportation Impact Statement. Consequently, the Department could predict the level of traffic impact on the surrounding road network with the established cap of gross leasable area. The Retail Development in the Trainyards Centre, west of Trainyards Drive, is approaching the 35000 square metre limit and there is not enough development potential for the proposed Wal-mart addition. Consequently, the applicant is requesting that the allowable gross leasable area be increased by an additional 5000 square metres to help facilitate the proposed expansion. In addition to the increase in allowable gross leaseable area, the applicant is also requesting a reduction in the amount of parking required. Presently parking is required at a rate of five spaces for every 100 square metres of gross leasable area. The applicant is requesting that this be reduced to a rate of 4.61 spaces for every 100 square metres of Gross Leasable Area. This will result in a reductinon of required parking by 68 spaces, from 857 to 789. As stated, there are presently 693 parking spaces provided by Wal-Mart.
DISCUSSION
The City of Ottawa Official Plan designates the subject property as Mixed Use Centre. Lands having this designation are intended to contain uses that are focal points of activity, both within the community and the city at large. They represent vibrant centres of activity, should be located near rapid transit and have a high potential to achieve compact and mixed-use development. Mixed Use Centres will contribute to the diversity of land use in the immediate area and foster the creation of vibrant areas of activity. Intensification within the city is to focus on lands with specific designations, such as Mixed Use Centres, to support the public transit system, to create an essential community focus and to minimize disruption in existing stable neighbourhoods. Mixed Use Centres are to be developed with transit supportive land uses, including offices, retail and entertainment uses, as well as high and medium density residential uses, including apartments and other multiple dwelling types at medium or high densities.
The Trainyards development is a key component to the vitality of this Mixed Use Centre as it satisfies the characteristics presented in the Official Plan. It is a vibrant development, which is also a focal point of activity for the community and city at large. It is served by public transit and is located close to the train station. Approval of the proposed rezoning to increase the amount of allowable gross leasable area will help the Trainyards grow as a Mixed Use Centre, further intensifying and fulfilling the Official Plan policies.
As well, although it only represents a reduction in parking by 68 spaces, the proposed reduction complies with policies in Section 2.3.1 and 4.11 of the Official Plan, which, encourage a reduction in parking requirements where specific criteria are satisfied that contribute to other forms of transportation, such as walking, cycling and transit use. It is noted that Mixed Use Centres develop with a multitude of uses at a higher density, which encourages using alternative modes of transportation. It is also noted that the Trainyards Development was laid out and developed with a view to encouraging walking and an overall pedestrian plan was developed to help achieve this, the Department can support the proposed reduction in required parking.
In addition to the policies in the Official Plan pertaining to Mixed Use Centres, the Official Plan also indicates that policies contained in Sections 2.5.1. and 4.11 are relevant to address issues of compatibility. These policies relate to providing compatible development within existing and new neighbourhoods and help reinforce the City's goal of directing development to areas within the urban area, in an effort to restrict sprawl and promote the efficient use of existing services. Approval of the rezoning as proposed helps satisfy these policies as it intensifies the commercial activities of the Trainyards Centre within an area identified for such a commercial use making efficient use of the property and the existing City services.
In addition to the above, the Official Plan indicates that developments with the potential to generate significant amounts of traffic should be located on Arterial or Major Collector Roadways. Access to the existing Wal-Mart store and the proposed addition will be provided from Arterial Roads such as Industrial Avenue and Collector Roads such as Terminal Avenue and Trainyards Drive. Given the foregoing, it is the Department's position that the proposed development satisfies the policies in the Official Plan related to the compatibility of Mixed Use Centres and will result in a development that will complement the existing character of the surrounding area.
A Transportation Impact Study was prepared on behalf of the
applicant in support of the zoning application. Staff has reviewed this report
and have concluded that the proposed expansion would generate 149 new weekday
peak PM hour trip and 195 new trips during the Saturday peak hour. The new
traffic generated will be distributed to the new signalized intersection at
Trainyards Drive and Terminal Avenue, and to an unsignalized intersection at
Belfast Avenue and Trainyards Drive. The developer has submitted a detailed
design for signalization, which is likely to be implemented in the summer of
2009. The new traffic will result in a small increase in vehicular traffic at
AltaVista Drive and Industrial Avenue.
The traffic study has recommended the following improvements, which
are currently under detailed review with the Site Plan application.
Terminal/Trainyards Intersection:
- Addition of an exclusive southbound Trainyards right turn lane.
Trainyards/Railmarket Intersection:
- Installation of traffic control signals;
- Addition of an exclusive southbound Trainyards left turn lane
into proposed new Trainyards development;
- Addition of the westbound approach to provide access to the
proposed new Train Yards development.
Trainyards/Industrial Intersection:
- Adjust the signal timing to accommodate the new development traffic.
The retail component of the Trainyards Centre, west of Trainyards Drive, is currently under one zoning as it was intended to develop as one entity. It is the Department's intention to continue with this goal and consequently, the development potential is proposed to be amended for the entire site, from 35000 square metres of gross leasable area to 40000 square metres. The Department also recognizes that the existing parking rate applies to not only the Wal-Mart, but all the commercial uses in the Centre and that in addition to a parking rate of at least five spaces per 100 square metres of gross leasable area, there is also a maximum limit to surface parking, before a parking structure is required. A generic reduction in the parking ratio would also lower the amount of surface parking that could be provided and thus result in legal non-complying situation as surface parking could exceed the allowable rate. In order to overcome this problem, the Department is recommending that a further provision be added to the zoning stating that for retail commercial uses over 16000 square metres, the parking ratio is reduced to a minimum of 4.61 spaces per 100 square metres of gross leasable area. As the Wal-Mart is the only commercial use of this size, the current limit to surface parking would remain virtually the same.
CONSULTATION
Notice of this application was carried out in accordance with the City's Public Notification and Consultation Policy. The Ward Councillor is aware of this application and the staff recommendation. One comment expressing concerns that the proposed development was not pedestrian or bicycle friendly and had limited public transportation access was received.
FINANCIAL IMPLICATIONS
APPLICATION PROCESS TIMELINE STATUS
This application was processed by the "On Time Decision Date" established for the processing of Zoning By-law amendment applications.
SUPPORTING DOCUMENTATION
Document 1 Location Map
Document 2 Details of Recommended Zoning
Document 3 Consultation Details
DISPOSITION
City Clerk’s Branch, Council and Committee Services to notify the owner, Wal-Mart Canada Corp. 1940 Argentina Road Mississauga, Ontario, applicant, Holzman Consultants Inc. Attention: Bill Holzman, OttawaScene.com, 174 Colonnade Road, Unit #33, Ottawa, ON K2E 7J5, Ghislain Lamarche, Program Manager, Assessment, Financial Services Branch (Mail Code: 26-76) of City Council’s decision.
Infrastructure Services and Community Sustainability Department to prepare the implementing by‑law, forward to Legal Services Branch and undertake the statutory notification.
Legal Services Branch to forward the implementing by-law to City Council.
LOCATION
MAP DOCUMENT 1
DETAILS OF RECOMMENDED ZONING DOCUMENT 2
Proposed Changes to the Comprehensive Zoning By-law (By-law No.
2008-250)
Clause 192(7) of the MC7 subzone is amended by:
(a) increasing the maximum required total gross leasable area from 35,000 to 40,000 square metres of gross leasable area
(b) by adding the following provision:
“(h) for a retail commercial use having a gross leasable area of more than 16,000 square metres, parking must be provided at a rate of at least 4.61 parking spaces for every 100 square metres of gross leasable area.”
Proposed Changes to By-law 1998-93 (The Former City of Ottawa Zoning
By-law)
Section 511c. of the IG3 Subzone is amended by increasing the maximum required total gross leasable area to from 35,000 to 40,000 square metres of gross leasable area.
Section 511f. of the IG3 Subzone is amended by adding the following provision:
“For a retail commercial use having a gross leasable area of more than 16,000 square metres, parking must be provided at a rate of at least 4.61 parking spaces for every 100 square metres of gross leasable area.”
CONSULTATION DETAILS DOCUMENT
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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. One comment was received expressing concerns, these are provided below.
SUMMARY OF PUBLIC INPUT
The existing facility is not designed in a way that is pedestrian or bicycle friendly. Before approval, measures must be put into place to encourage and enhance these forms of transportation.
Response
The Trainyards Development was specifically designed to be pedestrian and bicycle friendly. As part of the Official Plan Amendment for this development, a Master Plan for Pedestrian and Cycling Circulation was prepared and accepted by the City. Trainyards Drive and Terminal Avenue are designated cycling paths and when the overall development is completed, one will be able to walk from one end of the site to the other, along the storefronts and office buildings. The wide sidewalks along storefronts and the treed pedestrian pathways across parking lots are intended to create an accessible, pedestrian friendly environment to encourage people to walk, instead of driving from one parking space to another. As part of the Site Plan Control Application, the proposed development will extend the pedestrian path along the face of the building and to link with the pedestrian pathway to Terminal Avenue.
There is limited public transportation serving the site, this must be improved.
Response
While there is presently no bus route on Trainyards Drive, there are existing bus routes on Terminal Avenue (121) and Industrial Avenue (125), which serve the development. As part of the planning process, OC Transpo is circulated development applications for the Trainyards and will adjust their route requirements in accordance with demand. Eventually, when the office portion of the Trainyards development is constructed, there is to be access with the VIA rail site, which is presently served by the 94, 95, 101 and 102 routes.
COUNCILLOR’S COMMENTS
Councillor Hume is aware of the application.