M E M O / N O T E D E S E R V I C E

To / Destinataire

Chair and Members of Planning and Environment Committee/Président et membres du Comité de l’urbanisme et de l’environnement

File/N° de fichier:

ACS2010-ICS-PGM-0167

From / Expéditeur

John L. Moser, General Manager/

Directeur général

Planning and Growth Management/

Urbanisme et Gestion de la Croissance

Contact Person/Personne-ressource: Richard Kilstrom, Manager/Gestionnaire, Policy Development and Urban Design/Élaboration de la politique et conception urbaine, Planning and Growth Management/Urbanisme et Gestion de la croissance Élaboration de la politique et conception urbaine

(613) 580-2424, 22653

Subject / Objet

855 Carling Avenue, Retail Market Demand Overview/855, avenue Carling, Aperçu de la demande de marché au détail

Date : August 23, 2010

Le 23 août 2010

The purpose of this memorandum is to inform you that the City has received further information regarding a zoning decision by City Council.

A zoning change application for the property located at 855 Carling Avenue (file D02-02-08-0049) was submitted on behalf of Campbell Steel and Iron Works Limited on June 3, 2009. The application was heard before the Planning and Environment Committee on May 25, 2010 at which time the Planning and Environment Committee approved the staff recommendation for approval as per report ACS2010‑PGM‑0077. The application was then heard before Council on June 9, 2010 where the recommendation from the Planning and Environment Committee was carried.

The applicant filed an appeal of Council’s decision at the Ontario Municipal Board on July 2, 2010. The attached reports were not submitted as part of the application for change in zoning and were not considered by either staff, Committee or Council. The Retail Market Study Report (Attachment 1) was prepared in July 2010 for the appellant, Campbell Steel and Iron Works Limited, by Tate Economic Research Inc. (TER).

The approved zoning for the site requires approximately 15,000 square feet of non-residential gross leasable area to satisfy the requirements of By-law 2010-192. The report is an investigation of the market demand for retail space in a proposed multi-storey building. A summary of the findings state:

· The proposed layout of the site would provide limited vehicular access for retail uses;

· There is significant vehicular traffic on Carling Avenue near the site;

· There is limited pedestrian traffic near the site;

· Residential development of the site would generate limited marked demand for the retail uses contemplated;

· Development of the site for office uses would generate limited market demand for retail uses;

· The nearby area contains existing and proposed retail space that could serve occupants of the Campbell Steel site; and

· There are a number of site and design requirements for successful retail operations. The site has limited attributes that would result in successful retailing.

The report concludes:

“It is the professional opinion of TER that 855 Carling Avenue is not appropriate for the retail space required by the proposed changes to Zoning By-law 2008-250. Furthermore, it is our opinion that this space would not be marketable and is not required to meet the needs of future office employees or residents of the Campbell Steel and Iron Works Site.”

Staff have reviewed the TER report and there is nothing in it that would change the recommendations contained in the report that was approved by Committee and Council. Staff does not agree with the findings and summary conclusions of the TER report and has concerns with its general methodology. Staff will commission a retail report in support of the Council approved zoning, in contemplation of the upcoming Ontario Municipal Board hearing. This report will be shared with the Appellant by August 30, 2010.

The Revised Development Scenario Traffic Impacts (Attachment 2) and Site Servicing Design Brief (Attachment 3) were prepared in support of a residential development concept versus an office development concept. A residential development concept was not considered in the review and assessment of the application by staff, nor had any supporting studies been forwarded for review and consideration.

The Planning Act, as amended by Bill 51, requires that studies concluded after Council's consideration of a Zoning By-law be submitted to Council. The attached reports are being forwarded to the members of Committee and Council for information so that they may be considered in the upcoming Ontario Municipal Board hearing scheduled to begin on September 14, 2010. Staff is not requesting Committee and Council to reconsider the application.

Original signed by

John L. Moser

General Manager

Planning and Growth Management

Attach (3)

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