2983 NAVAN ROAD ZONING BY-LAW AMENDMENT

Transcription

1 2983 NAVAN ROAD ZONING BY-LAW AMENDMENT June 29, 2018 Planning Rationale Zoning By-law Amendment

2 Prepared for: Taggart Realty Management 225 Metcalfe, Suite 708 Ottawa, ON, K2P 1P9 taggart.ca Prepared by: Fotenn Planning + Design 223 McLeod Street Ottawa, ON K2P 0Z8 fotenn.com June 29, 2018

3 TABLE OF CONTENTS 1.0 Introduction Purpose of Applications Site Context and Surrounding Area Subject Property Surrounding Area Proposed Development Policy and Regulatory Framework Provincial Policy Statement (2014) City of Ottawa Official Plan Transportation Network Rapid Transit Network City of Ottawa Official Plan Amendment No East Urban Community Community Design Plan for the Phase 1 Area Urban Design Guidelines City of Ottawa Zoning By-law ( ) Conclusion... 19

4 1.0 INTRODUCTION 1 Fotenn Consultants Inc., acting as agents Taggart Investments ( Taggart ), is pleased to submit the enclosed Zoning By-law Amendment Application for the property known municipally as 2983 Navan Road in the City of Ottawa. Taggart intends to develop the lands as a retail shopping centre including multiple retail and restaurant pads, as well as a gas bar and associated car wash. The purpose of this Planning Rationale is to assess how the proposed development achieves and conforms to the objectives of the applicable policy and regulatory framework, to determine if the development is appropriate for the site, and to evaluate its compatibility with adjacent development as well as the broader surrounding community. 1.1 Purpose of Applications The lands are currently zoned Development Reserve (DR) in the City s comprehensive Zoning By-law. The development reserve zone is limited in terms of permitted uses, as its main objective is to facilitate the development of lands in the General Urban Areas, by limiting uses that would potentially render the lands undesirable for development. As such, a Zoning By-law Amendment is submitted to rezone the lands to facilitate their development as a retail shopping centre. The Zoning By-law Amendment application will rezone the property from Development Reserve (DR) to General Mixed Use (GM) to facilitate the development of the lands with retail uses. A special exception is also proposed to permit gas bar and car wash as additional permitted uses, and to reduce the number of queuing spaces required for a car wash from ten (10) spaces to six (6) spaces. An amendment to the East Urban Community Community Design Plan for the Phase 1 Area to amend the designation of the subject property from Residential to Commercial. The re-designation of the lands will facilitate the development of the lands as a retail shopping centre providing much needed community-serving retail uses in proximity to the existing and developing residential communities.

5 2.0 SITE CONTEXT AND SURROUNDING AREA Subject Property The subject property, 2983 Navan Road, is located on the south side of the Brian Coburn Boulevard extension, east of Navan Road and west of Pagé Road. The subject property is irregular in shape, and located within the Chapel Hill South area. The east and west property lines of the subject property abut residential parcels fronting onto both Navan and Pagé Road Navan Road Figure 1: Site and Area The subject property is located along the newly-extended Brian Coburn Boulevard, and the proposed development would benefit from the addition of a future park-and-ride north of Brian Coburn Boulevard, as well as vehicular connections to both Pagé and Navan Road. The current concept plan includes a grocery store, retail pads, a restaurant, a drive through, a gas bar and a car wash. The subject property has approximately 274 metres of frontage along Brian Coburn Boulevard, 30 metres along Pagé Road, 29 metres along Navan Road, and a total area of approximately 4.6 hectares (11.3 acres). The subject property is currently forested and bordered by residential dwellings. The Environmental Impact Statement has concluded that no species at risk have been identified on the site, including Butternut trees. The EIS found that the site has a high level of historical disturbance, and the on-site forest has reduced function due to the non-native flora, lack of interior habitat, cutting, access lanes and wind throw. As part of Official Plan No. 150, a bus rapid transit corridor and park and ride are planned to the north, with a proposed future transit station at Navan Road and Brian Coburn Boulevard. This transit corridor allows for greater connectivity to and from the site and subsequently the larger Rapid Transit Network. The Brian Coburn

6 3 Boulevard Extension began in 2016 was completed in the fall of 2017, extending the road between Mer Bleue Road in the east and Navan Road in the west. A future extension and reconfiguration of the Blackburn Hamlet By-pass will eventually connect Brian Coburn Boulevard to Innes Road in the north. Figure 2: View looking west towards the Intersection of Brian Coburn Boulevard and Navan Road Figure 3: View of Subject Property (looking west) from the of Pagé Road at Brian Coburn Boulevard

7 4 Figure 4: View of the Subject Property (looking east) from the Intersection of Brian Coburn Boulevard and Navan Road 2.2 Surrounding Area The surrounding land uses are described as follows: North: Immediately north of the subject property is the intersection of Brian Coburn Boulevard. Further north are vacant lands and various large-scale commercial businesses along Innes road. North-east of the site is a residential subdivision characterised by low-rise, single- and semi-detached homes in the East Urban Community. East: Immediately east of the subject property are residential properties fronting onto Pagé Road. Beyond Pagé Road is a residential subdivision consisting of townhouses, single- and semi-detached homes. Further east are vacant lands as well as the community of Orleans. To the east of the site is the Mud Creek subwatershed corridor. South: The subject property is bounded to the south by residential properties fronting onto Navan Road. South of Navan Road are various commercial uses, including a contractor and a sand and gravel supplier. Further south is a low-rise residential subdivision, the Greenbelt and the Mer Bleue Bog. West: North west of the subject property is the new roundabout constructed as part of the Brian Coburn Extension. Further west is the Greenbelt and the Blackburn Hamlet Community.

8 3.0 PROPOSED DEVELOPMENT 5 The subject property is proposed to be developed with a range of uses including a retail food store, retail stores, restaurants, a gas bar and an associated car wash. The Zoning By-law amendment is requested to rezone the property to permit the proposed development. The Concept Plan proposes a signalized, full-movement intersection at Brian Coburn Boulevard, aligned with the entrance to the future park-and-ride to the north. A second full-movement access is proposed at the south end of the site, with access onto Navan Road. Three (3) additional right-in/right-out accesses are proposed to Brian Coburn Boulevard and Navan Road. No vehicular access is proposed to Pagé Road. Figure 5: Concept Plan The proposed uses are conceptual, but the estimated areas are as follows: Proposed Use Area Grocery Store 3,400m 2 Retail 3,000m 2 Gas Bar and Car Wash 288m 2 Restaurant A and B 1,000m 2 (total combined area) Drive Through Restaurant 430m 2 The proposed retail uses will provide an important community retail hub for the surrounding community where there are currently limited opportunities to shop and serve day-to-day needs. The community-serving retail uses

9 6 will be developed in a way that respects the adjacent residential lots, while mitigating potential unwanted adverse impacts through landscaping and a proposed noise wall. Figure 6: 3D Rendering of Concept Plan (Looking south-west) A landscaped buffer is proposed around the perimeter of the site to provide a green buffer between the rear yards of the adjacent residential properties and the proposed development. The noise study completed as part of the Zoning By-law application recommends a noise wall in specific locations adjacent to the loading area for the retail food store. The three (3) metre high noise wall along the southerly property line will provide noise attenuation for the adjacent residential uses to mitigate any undue adverse impacts. The Concept Plan proposes a total of 343 parking spaces. All parking is located on the interior of the site, consistent with the City s design guidelines for large-format retail centres. Central drive aisles bordered with landscaping, in addition to landscaped islands throughout the parking areas help to break up the different parking areas. The Concept Plan has been designed to promote pedestrian and cyclist connectivity both within the site and to the adjacent areas. Specific connections are anticipated to the Brian Coburn Boulevard multi-use pathway which provided connectivity to the residential areas to the east.

10 7 Loading has been located at the south end of the site, and is screened with masonry walls to be out of site. Further to the recommendations of the Noise Study, a three (3) metre high noise wall is proposed along the western property line to mitigate noise impacts. Two drive-through facilities are proposed on the site. The first is envisioned as a drive-through restaurant located in the northwest corner of the site. The second is associated with the proposed car wash on the northeast corner of the site. The car wash has a limited queue length, still deemed to be sufficient for a car wash at this location.

11 4.0 POLICY AND REGULATORY FRAMEWORK Provincial Policy Statement (2014) The Provincial Policy Statement (PPS) was issued under Section 3 of the Planning Act in April It provides direction on matters of provincial interest related to land use planning and development. The Planning Act requires that decisions affecting planning matters shall be consistent with policy statements issued under the Act. The PPS recognizes that the long-term prosperity and social well-being of Ontarians depends on maintaining strong communities, a clean and healthy environment and a strong economy. To this end, the PPS generally promotes the creation of healthy, liveable and safe communities, through efficient land use patterns based on densities and a mix of land uses that efficiently use land, resources, infrastructure, and public service facilities, minimize air quality impacts, promote energy efficiency, support active transportation, are transit and freight supportive, and include a range of uses and opportunities for redevelopment. Planning authorities are to identify appropriate locations for intensification and redevelopment taking into account the existing building stock and the availability of suitable existing or planned infrastructure and public service facilities (Policy ). The proposed development is consistent with Policy , as the lands are within the City of Ottawa settlement area and are designated for development in the Official Plan. The proposed development proposes to add to the diversity of the community through a new land use for the area that utilizes existing infrastructure. The development complements the surrounding neighbourhood by contributing to a mix of uses and services in proximity to existing residential areas. Police states that new development is to have a compact form, and a mix of uses and densities that allow for the efficient use of land, infrastructure and public service facilities. Healthy, active communities should be promoted by planning public streets, spaces and facilities to be safe, meet the needs of pedestrians, foster social interaction and facilitate active transportation and community connectivit. The PPS also states that efficient use should be made of existing and planned transportation systems, including rapid transit and cycling infrastructure. The proposed development of the subject property promotes the intensification and infill of lands within the existing built-up area, in proximity to planned transit service, and making use of existing infrastructure. The mix of uses also contributes to the liveability of the surrounding community and will contribute to the area, therefore making the development consistent with the policies set out in the PPS. The new retail centre will serve as a community gathering place and will be accessible by active transportation modes from the adjacent residential community. 4.2 City of Ottawa Official Plan The subject property is located within the General Urban Area designation on Schedule B, Urban Policy Plan, of the City of Ottawa Official Plan. The General Urban Area (Section 3.6) designation permits all types and densities of housing, as well as employment, retail uses, service, industrial, cultural, leisure, greenspace, entertainment and institutional uses. The intent of this designation is to accommodate the housing and lifestyle needs of all ages, incomes, and life circumstances in order to create complete, sustainable communities. The proposed retail shopping centre and associated uses are consistent with the permitted uses of the General Urban Area land use designation in the Official Plan. The addition of community-serving retail uses to the existing neighbourhoods will provide opportunities for people to shop and satisfy their day-today needs in proximity to their homes, pedestrian and cycling connections to the adjacent neighbourhoods will encourage walking and cycling from these areas, both contributing to the creation of a complete and sustainable community.

12 9 Subject Property Figure 7: Schedule "B" of the City of Ottawa Official Plan Policy 2 of section 3.6. states that the evaluation of development applications, studies other plans and public works undertaken by the City in the General Urban Area are to be in accordance with the Urban Design and Compatibility Sections (Sections and 4.11) of the Official Plan. These sections are discussed below. Policy 5 states that the General Urban Area permits uses that may generate traffic, noise, or other impacts that have the potential to create conflicts with the surrounding residential community. These uses are often large and tend to draw from broader areas. The policy states that appropriate locations for these uses is along arterials and at suitable locations on the perimeter of or isolated from established residential neighbourhoods. The subject property is located at the intersection of two (2) arterial roads (Brian Coburn Boulevard and Navan Road) and on the perimeter of an established neighbourhood. The proposed development will serve the broader area with a mix of retail uses. Section of the Official Plan contains objectives and principles for urban design and compatibility. The proposed development meets the objectives and principles as follows: To enhance the sense of community by creating and maintaining places with their own distinct identity The proposed retail development enhances the goals set out in the CDP by developing a retail use that can be utilized by an otherwise residential neighbourhood. The retail, restaurant, food store and gas station will provided needed amenity and services to the established community, contributing to the creation of a complete community where residents are able to shop in proximity to their homes.

13 10 To define quality public and private spaces through development. The proposed development defines and connects public and private spaces by defining the Brian Coburn Extension street edge, improving the pedestrian realm along the transit corridor and providing an additional connection to the proposed park and ride facilities and adjacent streets and pathways. To create places that are safe, accessible and are easy to get to and move through. The proposed development provides safe pathway connections for pedestrians on the site with logical connections to the surrounding community. Crosswalks and pedestrian pathways through the parking areas will ensure that the development is safe, accessible, and easy to move through. To ensure that new development respects the character of existing areas The proposal will develop a vacant property along two (2) Arterial roads with retail uses that will serve and complement the adjacent residential subdivisions. As recommended in the Stationary Noise Assessment, noise walls and planting landscape buffers will mitigate any adverse impacts. These mitigation factors, along with factors implemented through the Site Plan Control application, will respect the existing context of the surrounding area. To consider adaptability and diversity by creating places that can adapt and evolve easily over time and that are characterized by variety and choice. The layout of the drive aisles and access points allows the subject property to evolve and adapt to changes over time. To maximize energy-efficiency and promote sustainable design to reduce the resource consumption, energy use, and carbon footprint of the built environment. The proposed development will provide retail and service commercial uses within walking distance of several existing residential areas, allowing residents to walk or cycle to access services, as an alternative to driving. Section 4.11 of the Official Plan provides direction of urban design and compatibility. Policy 2 identifies the following areas in which new development must be compatible with the surrounding community. Many of the criteria refer to specific development attributes that will not be evaluated until a Site Plan Control application is submitted in the future. For the purposes of the Zoning By-law Amendment, the applicable criteria are discussed below: Criteria Traffic Evaluation A Traffic Impact Assessment has been prepared by Parsons and concluded that the traffic generated by the development will not cause any undue adverse impacts on surrounding roadways. Roadway modifications are proposed along Brian Coburn Boulevard, with the addition of a signalized intersection linking the development to Brian Coburn and the future Park and Ride Facility. Additional details regarding the intersection designs, site accesses, and active transportation are found in the Parsons report included as part of this application. Vehicular Access Three (3) vehicular accesses are proposed to the site from Brian Coburn Boulevard including a central signalized intersection and two (2) right-in/rightouts. Two additional accesses are proposed along Navan Road a northerly right-in/right-out in proximity to the traffic circle and a southerly full-movement intersection closer to Pagé Road.

14 11 Criteria Noise and Air Quality Outdoor Amenity Area Loading Areas, Service Areas and Outdoor Storage Evaluation A Stationary Noise Assessment has been prepared by Gradient Wind Engineering Inc. to assess potential impacts as a result of stationary noise generated by the proposed development including rooftop air handling equipment, idling reefer trucks, and an emergency generator. The Study makes design recommendations including a three (3) metre high noise wall along the south property line to mitigate any potential impacts. The layout of buildings proposed for the site will mitigate any undue adverse impacts on the privacy of the outdoor amenity areas of the surrounding residential properties. This is achieved through building orientation, noise mitigation measures and landscape buffers. The operational and visual characteristics of loading facilities on the site will be mitigated in a variety of ways including the careful orientation of the spaces, screen walls, noise walls, and landscaped buffers. The proposed development conforms to the design and compatibility criteria put forth in Sections and 4.11 of the Official Plan. The compatibility of the proposed development will be evaluated further during a future Site Plan Control application where detailed building elevations are available. The proposed use is permitted in the General Urban designation of the Official Plan, and the location at the intersection of two arterials conforms to Policy 5 of Section 3 the Official Plan. The development provides community-serving retail uses in proximity to residents, contribution to the creation of a complete community. The use draws from a larger area as contemplated in the General Urban Area. The proposal further conforms to Section and 4.11 of the Official Plan with respect to the applicable compatibility criteria. These compatibility criteria will be further considered in subsequent Site Plan Control applications Transportation Network The subject property is adjacent to two major Arterial Roads (seen here as the proposed Brian Coburn Boulevard and Navan Road) within the City as identified on Schedule E of the Official Plan. Arterial roads are intended to carry large volumes of traffic over the longest distances. The subject property is also adjacent to a Collector Road (Pagé Road), though no vehicular accesses are proposed from Pagé Road as part of the proposed development.

15 12 Subject Property Figure 8: Schedule 'E' - Urban Road Network Rapid Transit Network The subject property is located adjacent to a future Bus Rapid Transit (BRT) corridor, transit station, and parkand-ride facility as identified in Schedule D of the Official Plan. The nearest rapid transit station is planned just north of the site, at the intersection of Brian Coburn Boulevard and Navan Road. Subject Property Figure 9: Schedule D of the City of Ottawa Official Plan

16 City of Ottawa Official Plan Amendment No. 150 In 2013, the City of Ottawa reviewed the Official Plan which resulted in numerous changes to policy references and land use designations. Ottawa Council adopted Official Plan Amendment (OPA) 150 to implement the changes in December 2013 and it was subsequently approved by the Ministry of Municipal Affairs and Housing (MMAH). A pre-hearing held in early 2018 resolved several of the outstanding appeals to OPA 150. The changes resulting from this hearing have been incorporated into the discussion on the Official Plan in Section 4.2 of this report. A review of the outstanding appeals revealed no further changes that might affect the discussion of Section 4.2. The policies of the General Urban Area designation have been revised by OPA 150 to restrict building height to four (4) storeys, unless existing zoning permits greater heights. OPA 150 also places extra importance on the proximity of sites to the Transit Priority Corridors, specifically within 400 metres walking distance. The proposed development conforms to the policy revisions proposed through OPA East Urban Community Community Design Plan for the Phase 1 Area The property is located within the boundaries of the East Urban Community Phase 1 Community Design Plan Area. The East Urban Community Design Plan for Phase 1 ( EUC CDP ) was prepared in July 2005 to provide a more detailed approach to the policy implementation of the Official Plan for the lands located between Mer Bleue Road, the railway line to the south, the Greenbelt to the west, and the hydro corridor to the north. The CDP area has a total area of 570 hectares. The document sets out a demonstration plan that contemplates the ideal housing density and type mix, retail types and locations, and target areas for greenspace within the expansion community. The document aims to demonstrate that the objectives in the Official Plan can be met; illustrate the arrangement of land uses; provide guidance on the land areas, number of units, jobs and densities; and serve as a community development guideline document. Subject Property Figure 10: Community Design Plan Areas in the Surrounding Area

17 14 In October of 2013, a Community Design Plan (CDP) was approved for the Phase 2 area, located immediately east of Phase 1 (Figure 10). A third CDP, known as the East Urban Community Mixed Use Centre CDP is currently in progress and will complete the community design plans for this developing area of Orleans. Section 4 of the CDP contains the Guiding Principles of the CDP, including land use, mix, density targets and development yields, as well as plans for greenspace, transportation, and stormwater management. Subject Property Figure 11: Phase 1 CDP Land Use Structure Plan The subject property is designated Residential on the land use plan and was also identified as an Urban Natural Areas Environmental Evaluation Study Candidate Site. On the Demonstration Plan, the lands are designated Medium-Low Density Residential which has a target density of 29 units per net hectare. The land use designation anticipates a mix of singles, semi-detached, and townhouse units to achieve the anticipated densities. In total, the CDP anticipates approximately 3,500 new residential units and over 9,000 new residents will be accommodated within the Phase 1 area. The Phase 1 CDP identifies a single parcel at the south east corner of Navan Road and Renaud Road as Commercial lands. This site has been identified as a local/community commercial site intended to serve the immediate residential area by providing convenience shopping and services. Additional convenience commercial uses may be permitted through the Zoning By-law at the intersection of Collector Roads. Since the CDP was adopted in 2005, significant development has brought many new residential units and new residents into the East Urban Community. As growth continues, and in an effort to create the complete community envisioned by the Official Plan, the demand for community-serving retail uses has

18 15 increased. The previously anticipated retail block at the southeast corner of Navan and Renaud Roads has not moved ahead, and does not provide sufficient retail space to serve this growing community. The proposed development of the subject property is ideally suited for retail uses, at the intersection of two arterial roads, in proximity to the future park-and-ride facility, and on the periphery of the existing residential areas. The proposed retail uses will serve the daily needs of the community with a retail food store, gas bar, restaurants and other associated retail stores, providing retail opportunities in proximity to their homes, as opposed to within the Phase 2 or Mixed-Use Centre areas. The Phase 2 CDP, which together with the Mixed-Use Centre CDP was intended to provide the majority of the retail uses for the community, does not contain any specific retail lands but rather identifies the block abutting Navan Road for Mixed-Use. The policies of the Mixed-Use designation permit commercial uses, but do contain specific direction to ensure that community-serving retail uses are provided within the area. The proposed re-designation of the subject property to permit community-servicing commercial uses will fill an important void in the community and will contribute to the creation of a complete community. Section 4.3 of the plan deals with the Natural Features, including the subject property which is noted as being candidate area #97. The Urban Natural Areas designation looks to identify environmental areas and protect them when appropriate. The environmental value of the candidate areas need to be determined prior to planning decisions being made that affect the lands. If the natural feature cannot be protected in part or in whole by the City through the various securement options, development of the land will proceed in accordance with the underlying direction set out in the Community Design Plan. Any development applications for land within or adjacent to the candidate site must include any identified environmental supporting documents. As noted in the Environmental Impact Statement (EIS) prepared as part of the current Zoning By-law Amendment application, the subject property represents a small portion of the larger Urban Natural Area. The subject property is separated from the balance of the Area by the residences along both sides of Pagé Road. Since the Urban Natural Area Environmental Evaluation Study was completed in 2005, much of the Navan Road at Pagé Road Urban Natural Area has been developed. The City s study of this candidate area did not result in the protection of the subject property on Schedule B of the Official Plan and therefore development can proceed. Section 5 of the EUC CDP presents a variety of community design guidelines that relate to Landscape Principles, Architectural guidelines and Community Structure. The guidelines aim to structure the community development in a way that will achieve the vision of the CDP. Applicable guidelines for the proposed development include: Maintaining and enhancing the existing natural infrastructure and landscape patterns; Foster biodiversity and establish planting guidelines that promote ecological integrity; Establish features areas that contribute to the green space network created by parks and natural areas; Orient buildings to front onto public streets and ensure that principal entries are clearly identifiable, visible from the street and universally accessible; Reduce front yard setbacks in order to create a more intimate street environment; Screen mechanical, service and utility areas from view using landscaping and materials that match the adjacent building. Where context sensitive, enclose these elements within buildings; Break up parking lots into smaller areas with landscaped islands no less than 2m in width; Consider and design key gateways and views to serve as focal points, way-finding features and landmarks for the community; Mitigate noise through built form design; and

19 16 Consider the Pedestrian environment and the Cycling network. The proposed Concept Plan has been developed to respond to these design guidelines and to ensure an appropriate integration into the existing community. Future Site Plan Control applications will address specific guidelines once building elevations and landscaping details are confirmed. The proposed amendment to the Phase 1 CDP for the East Urban Community will provide much-needed community-serving retail uses at the intersection of two (2) Arterial Roads, on the perimeter of the existing community but in proximity to existing residents. The new retail space will be well connected to allow for pedestrians, cyclists and vehicles to access the site safely and easily. The proposed uses are community-serving and will contribute to the creation of a complete community that will be strengthened over time with additional retail uses in the Mixed-Use Centre and Phase 2 lands. 4.5 Urban Design Guidelines The Urban Design Guidelines for Large Format Retail have been considered in the preparation of the Concept Plan for the subject property. The proposed buildings will create a strong street edge along Brian Coburn Boulevard and clear connections into the site have been provided for pedestrians and cyclists. The loading and service areas have also been screened to mitigate the impact on adjacent property owners. As the project is refined through the Site Plan Control process, the following will also be considered: Urban Design Guidelines for Drive-Through Facilities Urban Design Guidelines for Gas Stations At the Site Plan Control phase of the development, each block will be designed in consideration with the above guidelines to ensure compatible development according to City of Ottawa standards. 4.6 City of Ottawa Zoning By-law ( ) The subject property is zoned as Development Reserve (DR) in the City of Ottawa Comprehensive Zoning Bylaw. DR Figure 12: Zoning Map

20 17 The Development Reserve zone is intended to recognize lands intended for future urban development in areas designated as General Urban Area. The proposed Zoning By-law Amendment seeks to rezone the subject property to General Mixed Use Zone (GM), Special Exception [XXXX] to permit the proposed development. The purpose of the GM zone is to allow a wide mix of residential, commercial and institutional uses, or mixed use development within the General Urban Area designation of the Official Plan. The zoning also permits uses that are often large and serve or draw from broader areas than the surrounding community and which may generate traffic, noise or other impacts provided the anticipated impacts are adequately mitigated or otherwise addressed. Permitted uses within the GM zone include banks, convenience stores, medical facilities, personal service businesses, retail food stores, retail stores, restaurants and drive-through facilities. The GM zone does not currently permit a gas bar or a car wash, both proposed uses for the subject property. The proposed special exception XXX would permit theses uses as additional permitted uses within the Zoning By-law. The special exception would also reduce the number of queuing spaces required for a car wash under Section 112 of the Zoning By-law (see below). The requirements of the GM zone are summarized in the table below: Zoning Mechanism Required Provided Minimum Lot Area No Minimum 45,524m 2 Minimum Lot Width No Minimum Irregular Minimum Front Yard Setback Minimum Rear Yard Setback Minimum Interior Side Yard Setback Maximum Building Height 3m No Minimum No Minimum 18m Maximum Floor Space Index (FSI) 2.0 Minimum Width of Landscaped Area 3m (abutting street); No Minimum (all other cases) Minimum Parking Spaces Shopping Centre: 3.4 spaces/100m 2 of gross floor area 266 spaces required 343 spaces Landscaping Provisions for Parking Lots 3 metre buffer required 15% of the area of the parking lot must be landscaped Loading Requirements 2 spaces Required for Shopping Centre 3 spaces Provided Section 112 of the Zoning contains specific provisions relating to drive-through facilities. These requirements are summarized in the table below:

21 18 Mechanism Required Provided Queuing Spaces (Car Wash) 10 before/in each wash bay 6 Spaces Queuing Spaces (Restaurant) 7 before/at order boards and a minimum total of Spaces before/at order board 21 Total The proposed Zoning By-law Amendment would amend the zoning of the subject property to General Mixed-Use zone with the intention of permitting the range of community-serving retail uses proposed. The proposed amendment conforms to the Official Plan by contributing to the creation of a complete community and by permitting retail uses that may also draw from a wider area. The proposed location of the lands, at the intersection of two (2) Arterial Roads and on the perimeter of the existing community make this an appropriate location for the proposed uses. Through landscape buffers, screening, and building setbacks, the proposed development will mitigate impacts onto the adjacent residential uses. These mitigation measures will be refined through future Site Plan Control applications for the subject property. The proposed addition of Car Wash and Gas Bar as permitted uses on the subject lands are also appropriate. These uses will serve the daily needs of local residents and conform to the General Urban Area designation of the Official Plan. The uses contribute to the creation of a complete community in the East Urban Community as envisioned by the Official Plan and the CDP documents for the area. Finally, the reduction in queuing spaces is requested to facilitate the development of the lands. The reduction is requested for the car wash. The Zoning By-law currently requires 10 queuing spaces before/in each wash bay in the case of an automatic or conveyor type car wash. The intent of the minimum requirement is to ensure sufficient space to queue for the car wash without disrupting traffic patterns or street traffic. The proposed six (6) spaces are anticipated to provide sufficient queuing length. In cases where there may be additional vehicles queued, the extra vehicles will queue within the site and within the gas bar/car wash block, avoiding conflicts with the public street and/or sidewalk.

22 5.0 CONCLUSION 19 In considering the Zoning By-law Amendment and the applicable policy and regulatory framework, it is our professional opinion that the proposed development represents good planning and is in the public interest for the following reasons: The development is consistent with the Provincial Policy Statement in that it seeks to develop an area within the City of Ottawa s Urban Area through efficient land use patterns while utilizing existing infrastructure. The development will contribute to the creation of a complete community by adding services and amenities in proximity to existing and developing residential areas; The proposal conforms to the goals, policies and objectives of the Official Plan and the General Urban Area designation. The proposed uses are appropriate for the General Urban Area and will provide community-serving retail uses in proximity to existing residential areas. The Concept Plan proposes development that is compatible with the surrounding context and character of the neighbourhood per section and 4.11 of the Official Plan; The proposal conforms to the policies of Official Plan Amendment No. 150 and the revised policies of the General Urban Area designation; The proposed development complies with the goals and objectives of the East Urban Community Phase 1 Community Design Plan, by providing community-serving convenience commercial to serve the existing and adjacent residential neighbourhoods. The proposed amendment to the CDP fills a void in the existing community to contribute to the creation of a complete community; and, The proposed General Mixed Use Zone with special exception will permit the proposed retail uses and is an appropriate implementation of the Official Plan designation. The proposed addition of car wash and gas bar as permitted uses, and the reduction in the number of queuing spaces for the car wash maintain the intent of the Zoning By-law and will provide retail uses in proximity to residential uses that serve the daily needs of residents. Paul Black, MCIP, RPP Senior Planner Emilie Coyle, M.Pl Planner