Proposed Heavy Equipment (Nortrax) Sales & Service Facility

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1 Proposed Heavy Equipment (Nortrax) Sales & Service Facility 130 David Manchester Road Planning Rationale Prepared by: McIntosh Perry Consulting Engineers Ltd. 115 Walgreen Road Carp, ON K0A 1L0 July 2013

2 Contents 1.0 OVERVIEW SITE CONTEXT Location & Description Surrounding Land Uses PROPOSED DEVELOPMENT PLANNING POLICY & REGULATORY FRAMEWORK Provincial Policy Statement, City of Ottawa Official Plan Rural Natural Feature Areas Designation... 6 Scenic Entry Route Designation City of Ottawa Comprehensive Zoning By-law DESIGN & INTEGRATED ENVIRONMENTAL REVIEW STATEMENTS Design Statement Integrated Environmental Review Statement CONCLUSION ii

3 1.0 OVERVIEW This planning rationale has been prepared in support of applications for a zoning by-law amendment and site plan control for lands known municipally as 130 David Manchester Road. The purpose of the zoning by-law amendment application is to rezone the subject lands from Rural Countryside (RU) to Rural General Industrial (RG) in order to permit a heavy equipment and vehicle sales, rental and servicing facility on the subject lands. The purpose of the site plan control application is to permit the development of a heavy equipment sales and servicing facility with associated outdoor display, parking and landscaped areas. 1

4 2.0 SITE CONTEXT 2.1 Location & Description The subject lands are located east of David Manchester Road and west of Highway No. 7 within the City of Ottawa. The subject lands are currently described legally as Part of Lot 1, Concession 4, Geographic Township of Huntley, now in the City of Ottawa, and designated as Parts 2 and 3 on Plan 4R and Parts 5 and 7 on Plan 4R-17138, and are known municipally as 130 David Manchester Road. The subject lands will be consolidated and reconfigured through an application for a lot line adjustment, the purpose of which will be to create a single parcel as illustrated on the accompanying site plan. The subject lands will have an area of approximately 6.4 hectares, with frontage of approximately 330 metres on David Manchester Road and approximately 250 metres on Highway No. 7. The subject lands are currently vacant and are partially forested. There is an existing Hydro One corridor located along the northern portion of the subject lands. Figure 1: Subject Lands 2.2 Surrounding Land Uses The subject lands are surrounded by a variety of commercial, residential, aggregate resource related, and industrial land uses of varying sizes. Located to the north of the subject lands is a Hydro One Networks Inc. corridor with woodlands and residential uses located beyond. Located to the east of the subject lands is Highway No. 7, with the Clarke Quarry and the A.G. Reed Industrial Area beyond. Located to the south of the subject lands is the Play Value Toys retail facility, with Highway No. 7, a salvage yard, and a concrete manufacturing facility located beyond same. Located to the west of the subject lands are a wooded area, 2

5 residential uses, and an existing speedway. Visible as you approach the subject lands travelling on Highway No. 7, and then pass same, are a variety of rural commercial and industrial uses including quarries, an asphalt plant, the aforementioned salvage yard and concrete manufacturing facility, self-storage uses, an existing John Deere facility, additional quarries, and a waste management facility. Figure 2: Surrounding Land Uses illustrates the various surrounding land uses. Figure 2: Surrounding Land Uses 3

6 3.0 PROPOSED DEVELOPMENT This proposal contemplates the development of the subject lands for heavy equipment sales and service purposes, and specifically for a facility with a gross floor area of approximately 3,600 square metres. The proposed facility will be owned and operated by Nortrax Canada Inc., a subsidiary of John Deere Ltd. A future six-bay service area and parts area expansion to the service facilities is also proposed, as illustrated on the accompanying site plan. Landscaping features and plantings are proposed for the subject land and include entrance features as well as landscaped buffers/screening features. An extract from the proposed site plan is provided below in Figure 3: Extract from Proposed Site Plan. The proposed heavy equipment sales and service facility will include office space, a showroom for the display of equipment, and service bays and repair facilities. The heavy equipment is generally used in road repair and maintenance, construction, forestry, and farming. Access to the proposed development will be from David Manchester Road, with separate access points for general vehicle travel and heavy equipment travel. The proposed development will be serviced with private services consisting of a new well, a new septic system, and stormwater swales. Upon completion, the proposed development will result in the establishment of 14 new permanent high paying employment opportunities, as well an anticipated 8 to 10 additional job opportunities in the near future with an associated annual payroll of approximately $1,800, to $2,000,000. From an economic perspective, significant benefits to the community are anticipated given the value of construction has been estimated at more than $7,200,000.00, approximately 175 jobs during construction are anticipated, and the development will result in an increase in municipal taxes. At a wider scale, the proposed facility will provide services on a regional level, as the company s service area stretches from Cornwall to Napanee, and to Deep River, which will result in additional economic benefits. Figure 3: Extract from Proposed Site Plan 4

7 4.0 PLANNING POLICY & REGULATORY FRAMEWORK 4.1 Provincial Policy Statement, 2005 The 2005 Provincial Policy Statement (the PPS ) provides policy direction on matters of provincial interest related to land use planning and development, including those relating to employment. The PPS provides that healthy, liveable communities are sustained in part through providing for an appropriate range and mix of employment uses, including industrial uses such as the proposed heavy equipment sales and service facility. The PPS provides that development and land use patterns must be efficient and must sustain the financial well-being of the Province and the City over the long term. Given the proposed development will be on private services and the proximity to the existing transportation network, the proposed development will be efficient in terms of infrastructure. Further, the introduction of the proposed development will not represent inefficient development patterns given it will be similar in nature to the development immediately to the south of the subject lands, as well as other developments in the area. With specific regard to rural areas, the PPS requires that development that is compatible with the rural landscape and that can be sustained by rural service levels shall be promoted. The proposed development can be serviced with private services, as detailed in the servicing report prepared by exp Services Inc. and the hydrogeological assessment prepared by McIntosh Perry Consulting Engineers Ltd., which includes terrain analysis. The proposed development is compatible with the surrounding rural landscape, as much of the existing vegetation will be retained, and the proposed design and layout of the site gives consideration to the layout and features of the adjacent development located to the south of the subject lands. The proposed location within a rural area is also beneficial given that Nortrax s client base is largely rural in nature. Further, the proposed sales and service centre will be a regional facility that will also serve lands outside of the City of Ottawa, as such, this location will allow appropriate access to the subject lands from the adjacent transportation corridor, with efficient linkages to Highway No. 7, Highway No. 417 and Highway No This reflects the PPS policies promoting development that minimizes lengths of vehicle trips, and will also aid in facilitating the movement of people and goods to and from the proposed facility. The PPS provides policies that support the protection of natural heritage features and systems, and does not permit development or site alteration within or in proximity to certain features unless it has been demonstrated that no negative impacts to the feature itself or the ecological function of such features will result. An Environmental Impact Statement has been prepared and submitted in support of this application that demonstrates no residual negative impacts are anticipated to the environmental features. The PPS also provides that economic activities should be promoted in rural areas. The proposed development will generate a variety of positive economic impacts for the existing rural area through the creation of construction jobs, new permanent full-time jobs upon completion/occupation of the facility, increased 5

8 property taxes, and the infusion of money into the local economy from parties outside of the City of Ottawa that will utilize the new facility. After an extensive search for a location for the proposed facility, the proposed location and subject lands meet the needs of the proposed use in terms of lot area, access, serviceability, and rural location. Based on the foregoing, the proposed heavy equipment sales and service facility is consistent with the policies of the Provincial Policy Statement, City of Ottawa Official Plan The City of Ottawa Official Plan provides goals and directions that the city uses to manage growth and change within the City. The growth management policies of Section 2.2 acknowledge that while 90% of the City s growth will occur in the urban area, the remaining 10% of growth will be in the rural area with a mix of uses in villages and a range of rural-related uses elsewhere Rural Natural Feature Areas Designation The subject lands are designated Rural Natural Features Area pursuant to the City of Ottawa Official Plan (the Official Plan ), as illustrated on Schedule A: Rural Policy Plan. The Rural Natural Feature Areas designation is comprised of natural areas in the rural area that contain significant woodlands, wetlands, and wildlife habitat. Figure 4: Extract from Schedule A, Rural Policy Plan The purpose of the Rural Natural Feature Areas designation is to protect the natural areas that have been identified as being locally-significant, as well as to protect the existing tree cover. The Official Plan provides 6

9 that development within or adjacent to these lands must be assessed in terms of its impact on the area s natural features and functions, particularly impacts arising from the extent of disturbance and the location of buildings. This is to be accomplished by providing an Environmental Impact Statement that demonstrates that there will be no negative impacts on the applicable natural feature or on their ecological functions. In addition, the Official Plan provides that the boundaries of the Rural Natural Features are general and may not coincide with the boundaries of significant woodlands and other significant natural heritage features within the designation, and so the Environmental Impact Statement must also identify the extent of such features on the subject lands. An Environmental Impact Statement has been prepared by McIntosh Perry Consulting Engineers Ltd. in accordance with the Official Plan policies, and such report concludes that no residual negative impacts are anticipated to the Rural Natural Feature on the subject lands or the Provincially Significant Wetland located on adjacent lands. The Official Plan requires that development within the Rural Natural Feature Area designation conform to the policies of the General Rural Area, as outlined in Section of the Official Plan. The purpose of the General Rural Area is to, among other things; provide a location for non-agricultural uses that would not be more appropriately located within the urban area or within a Village. The Official Plan provides that a zoning by-law amendment is required in cases where certain uses are contemplated, including new industrial and commercial uses, such as that which is proposed. Outlined below are the criteria that must be considered in respect of a proposed zoning by-law amendment to permit a commercial or industrial use, along with a note identifying how the proposed amendment satisfies and/or addresses each. The use would not be better located in a Village or the urban area. The proposed use is better suited to the rural area given that a large amount of outdoor space is required for the storage and display of the heavy equipment that will be offered for sale and will be serviced. Further, the client base of the proposed facility is largely rural in nature. Locating in the proposed rural location provides the necessary space required for the proposed use while also providing convenient access for the client base. The proposed use is more compatible with the existing rural landscape in the area than it would be with that of an existing Village. The proposed use is related to the agricultural sector as well as the rural economy, and accordingly is best suited to the rural area. If the use is to be located on a local road, it must be demonstrated that the volume and pattern of traffic flow anticipated from the development will not interfere with the proper functioning of the local road network. A traffic impact analysis was prepared by McIntosh Perry Consulting Engineers which concludes that based on the traffic assessment analysis used for such study, the proposed accesses, as well as the adjacent road network will continue to operate at very good levels of service. The privacy of adjacent landowners or the amelioration of potential adverse impacts from 7

10 lighting, noise, odour, dust or traffic can be achieved by separating the land uses, buffering or other measures as part of the development. The closest dwelling will be separated from the proposed by over 100 metres, comprised of a setback of the proposed building from David Manchester Road of approximately 60 metres, David Manchester Road, and a setback of the dwelling of approximately 35 metres from David Manchester Road. In addition, there is an existing wooded area on the west side of David Manchester Road that will provide additional buffering from the proposed development. As noted above, it is expected that there will be no negative traffic impacts. The other rural residential uses located on the west and east sides of Highway No. 7 will be separated by existing wooded areas/vegetation and the hydro corridor, and by Highway No. 7 and existing wooded areas/vegetation respectively. The potential for reducing possible impacts on neighbouring agricultural uses or nearby rural residential or Village communities, where relevant. There are no neighbouring agricultural uses or Village communities. With respect to rural residential uses, please see above. The development is in keeping with the surrounding rural character and landscape. As noted previously, the proposed heavy equipment sales and service facility has a large client base that is located in the rural area and will contribute positively to the rural economy. The proposed use will support and be utilized by a number of rural industrial and rural commercial uses. The design and layout of the building and overall site will allow for the retention of much of the existing vegetation, and the building has been sited toward the adjacent Highway No. 7 similar to other non-residential rural uses in the vicinity. The proposed building form will also be similar to that which was approved and is being constructed on the adjacent lands to the south. The proposed development is in keeping with the surrounding rural character, and will be more aesthetically pleasing than a number of the other existing uses in the surrounding area. All those requirements of Sections 2 and 4 related to transportation, servicing, design and compatibility and environmental protection. Please see the Transportation impact Statement, Servicing & Stormwater Management Report, Site Plan, Landscape Plan, and Phase I Environmental Site Assessment, and Environmental Impact Statement prepared and submitted in support of these applications. The impact that the development will have on the protection of tree cover and local wildlife movement, as result of proposed site clearing and grading, fencing, security lighting, and other similar site plan matters. Please see the Tree Conservation Report, Environmental Impact Statement, Site Plan, and Landscape Plan prepared and submitted in support of these applications. Accordingly, the proposed development is consistent with the policies of the Official Plan, and more specifically, the Rural Natural Features designation Scenic Entry Route Designation 8

11 The subject lands are adjacent to Highway No. 7, which is designated as a Scenic Entry Route pursuant to the Official Plan, as illustrated on Schedule J: Cycling, Multi-Use Pathways and Scenic Entry Routes (Rural). The scenic-entry route designation consists of links, including but not limited to waterways, roads and footpaths; that connect major tourist, recreation, heritage and natural environment destinations. The Official Plan provides that development in proximity to scenic entry routes shall create a positive impression of the City of Ottawa. Figure 5: Extract from Schedule J, Cycling, Multi-Use Pathways and Scenic Entry Routes (Rural) The Official Plan notes that guidelines that will control development adjacent to scenic entry routes are under development and that in the interim, proposed development will be evaluated based on a set of criteria, which are listed below along with a note identifying how the proposed development will satisfy each. The creation of a safe and attractive environment for travellers including, where appropriate, such amenities as lay-bys, scenic lookouts, information, and directional signs to important urban and rural cultural, heritage, environmental and tourism destinations. The subject lands are located along Highway No. 7 as it approaches the interchange of Highway No. 417, which is not a suitable location for a number of the features noted above. The proposed development will not hinder any future informational and directional signs. Attention to such matters as building orientation, outside storage, access and egress, landscaping, fencing, lighting and signage to create an aesthetically pleasing streetscape. The building has been oriented toward Highway No. 7, similar to the existing building immediately south of the subject lands. As illustrated on the building elevations prepared and submitted in support of this application, the eastern elevation of the proposed building will feature a mix of facade treatments and material that provide for an aesthetically pleasing streetscape. In addition, the proposed landscape features include a mix of plantings and a 9

12 decorative fence that will provide partial screening of the building while at the same time contributing positively to the aesthetics of the proposed development. Access to the subject lands will be via David Manchester Road which means that ingress and egress activity will be screened from view by existing vegetation which will be retained, the proposed building, and the proposed landscape features. A mix of tall shrub plantings is proposed that provide screening for the proposed parking area. The majority of the outdoor storage will be located to the rear of the proposed building. A pylon sign and outdoor display of heavy equipment is proposed adjacent to and within the landscape areas abutting the Highway No. 7 right-ofway. Maintenance of such areas in an aesthetically pleasing state can be assured and will not only benefit the travelling public, but the owners of the proposed development as well. The protection of views to natural and cultural heritage features, mature trees, and roadside vegetation along and beyond the right-of-way. The existing vegetation located on the northerly portion of the subject lands will be retained and will remain visible from the right-of-way. The proposed building will be located within an existing clearing on the subject lands, meaning that no roadside mature trees or vegetation will be removed in this area. Coordination of landscaping, berming, pathways and other features within the rights-ofway with the creation of such features on adjacent land, including the potential to locate these features on adjacent property. A 15.0 metre landscape strip adjacent to the right-of-way of Highway No. 7 is proposed, however no features are proposed to be located within the right-of-way. Accordingly, the proposed development addresses the requirements and considerations for the scenic-entry route designation, and will introduce a visually appealing development in terms of both the proposed building and landscaping/site features. The proposed development will improve the aesthetics of the existing scenic-entry route while at the same time highlighting the rural nature of this area of the City of Ottawa. 4.3 City of Ottawa Comprehensive Zoning By-law The subject lands are currently zoned Rural Countryside (RU) pursuant to City of Ottawa comprehensive zoning by-law (the zoning by-law ), as illustrated on the City of Ottawa zoning emaps. Figure 6: Extract from City of Ottawa Zoning emaps 10

13 The Rural Countryside zone does not permit the proposed heavy equipment sales, rental and servicing establishment with accessory retail and office space, and therefore the purpose of this application for a zoning by-law amendment is to rezone the subject lands to Rural General Industrial (RG). The proposed RG zoning will mean that the subject lands will be zoned the same as the lands located immediately to the south of the subject lands. The existing zoning permits a mix of agriculture, forestry, and rural residential uses, including agricultural use, animal care establishment, animal hospital, artist studio, bed and breakfast, cemetery, detached dwelling, equestrian establishment, environmental preserve and educational area, forestry operation, group home, home-based business, home-based day care, kennel, retirement home (converted), and secondary dwelling unit. Given the proximity of the subject lands to the existing Clarke Quarry, and more specifically its location within the 500 metre buffer surrounding the Limestone Resource Area designation, it is unlikely that a number of the permitted uses will be developed on the subject lands in the future. The City s Official Plan provides that new development within 500 metres of such a designation will not be permitted unless it can be adequately demonstrated that there will be no negative impacts, and identifies examples of conflicting land uses which include residential uses and small-scale businesses and farms. Given the nature of the area and the existing commercial, industrial, and aggregate related land uses in the surrounding area, the proposed heavy equipment sales and service facility will be more compatible and more appropriate than the various uses that are permitted on the subject lands today. The location of the subject lands in such close proximity to the interchanges of Highway No. 7, Hazeldean Road and Highway No. 417 provides direct access to the provincial highway system which in turn provides unfettered vehicular access to major transportation routes. This factor is very important and was used to determine an appropriate site for the proposed use. The location also supports the position that the subject lands are more suitable for commercial and/or industrial development given that such uses typically have a greater requirement for access to major transportation systems such as the Provincial highway system than many of the currently permitted uses do. Based on the above, it is proposed that the subject lands be rezoned to the Rural General Industrial (RG) zone which will permit a number of uses which will be more appropriate for the subject lands, and specifically a heavy equipment sales and service facility. The Official Plan dictates that certain criteria must be considered and/or met when a zoning by-law amendment to permit a commercial or industrial use is proposed. Please refer back to Section above for a detailed summary of such criteria has been considered and met, where appropriate. The proposed development will comply with the various standards and regulations of the Rural General Industrial zone. Below is a summary of the applicable zoning provisions and a note indicating the proposed development s compliance with such regulations. 11

14 Provision Required Provided Compliance Minimum Lot Area 4000m² 63,640m² Yes Minimum Lot Width 30m >30m Yes Minimum Front Yard Setback 15m 43.0m Yes Minimum Interior Side Yard Setback (Abutting RG Zone) 3m 33.4m Yes Minimum Side Yard Setback (Abutting RU Zone) 8m 164.7m Yes Minimum Rear Yard Setback 15m 61.6m Yes Maximum Principal Building Height 15m 12m Yes Maximum Coverage 50% 4% Yes Minimum Required Parking Spaces Yes Minimum Required Loading Spaces 2 2 Yes As detailed in the summary above, the proposed development will comply with the applicable development standards and regulations of the proposed Rural General Industrial (RG) zone. Accordingly, the purpose of the proposed zoning by-law amendment is limited to rezoning the subject lands, and does not include any site specific exception requests. 12

15 5.0 DESIGN & INTEGRATED ENVIRONMENTAL REVIEW STATEMENTS 5.1 Design Statement The site layout of the proposed development has been designed in accordance with the applicable standards and regulations of the City of Ottawa Comprehensive Zoning By-law, and more specifically the proposed Rural General Industrial zone, and to meet the operational requirements of the proposed use in terms of visibility, maneuverability for large equipment, facility size, and outdoor areas. The location of the proposed building and associated gravel and asphalt areas in a relatively open area on the subject lands will allow for the retention of existing vegetation to be maximized. The retention of existing vegetation will provide screening and added visual appeal. A variety of landscaping features are proposed that will contribute positively to the appearance of the site including an entrance feature at the access on David Manchester Road, a variety of shrubs and grasses that will screen the proposed parking areas, and plantings to the south of the subject lands that will provide a buffer between the commercial use to the south. A natural regeneration area has also been proposed which will screen the rear of the proposed development from southbound travellers on Highway No. 7. The facades of the proposed heavy equipment sales and service facility will be aesthetically pleasing and provide visual interest to the existing streetscape given that a mix of colours, treatments, and textures are proposed. Elements will include a stainless steel entrance canopy, glass, precast concrete panels, and steel wall panels in four complimentary colours. An illustration of the proposed elevations is provided in Figure 7: Extract from Proposed Elevations below. The proposed development will provide visual interest to the streetscape, will be compatible with the existing landscape, and will not result in negative impacts on surrounding land uses. Figure 7: Extract from Proposed Elevations 13

16 5.2 Integrated Environmental Review Statement Section of the Official Plan, pertaining to assessing development applications through the utilization of an integrated environmental review, provides that an understanding of the relationship between the natural environment and any proposed development must underlay the design of a site. Studies and plans that have been completed in support of the proposed development in this regard include: A Phase 1 Environmental Site Assessment; An Environmental Impact Statement; A Tree Conservation Report; A Stormwater Management Report & Plan; A Geotechnical Study; A Landscape Plan; and A Hydrogeological Assessment and Terrain Analysis Such studies and plans take into consideration the regulations and recommendations of various municipal, provincial, and federal studies and documents, as applicable. The proposed development has been designed in accordance with the findings of these reports and studies. For further details, conclusions and applicable mitigation measures of such studies and plans, please see the respective document which was submitted in support of the applications for a Zoning By-law Amendment and Site Plan Control. 14

17 6.0 CONCLUSION The proposed development is consistent with the policies, goals and general intent of the Provincial Policy Statement and the City of Ottawa Official Plan. As detailed herein, the proposed zoning by-law amendment will permit the development of the proposed heavy equipment sales and service facility, which is more compatible with the existing land uses in the area and represents a more appropriate use for the subject lands than what is permitted by the existing zoning given the existing context and constraints impacting same. The heavy equipment sales and service facility, as proposed, will comply with the various zoning regulations of the proposed Rural General Industrial zone. The proposed development is compatible with the existing characteristics of the surrounding area and uses. With specific regard to the adjacent southerly lands, the proposed zoning by-law amendment will result in the expansion of an existing Rural General Industrial zone. While the proposed use is rural industrial in nature, the proposed layout and building have been designed to provide an aesthetically pleasing development upon completion that will contribute positively to the existing rural landscape. The reports and material prepared and submitted in support of these applications illustrate that the required review criteria for development such as that proposed has been considered and addressed, and that the proposed development can proceed. Upon completion, the proposed development will result in the addition of a well-designed rural industrial use that will be a beneficial addition to the area given it will contribute to the rural economy through the provision of jobs and an increase in ability to serve and meet the needs of clients. It is my professional opinion that the proposed development is an appropriate use of the subject property, is in the public interest, and represents good planning. Respectfully submitted, Bridgette Alchawa, MCIP, RPP Planner ext

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