accessory maintenance & repair garage 6544 rothbourne road
TRANSCRIPT
Accessory Maintenance & Repair Garage
6544 Rothbourne Road
Planning Rationale
PREPARED FOR: West Carleton Sand & Gravel Inc. 3725 Carp Road
Carp, Ontario K0A 1L0
PREPARED BY: McIntosh Perry Consulting Engineers Ltd. 115 Walgreen Road Carp, Ontario K0A 1L0 613.836.2184 Project No. CP-11-020 April 2012
West Carleton Sand & Gravel Inc., Proposed Maintenance Garage
Planning Rationale, April 2012
McIntosh Perry Consulting Engineers Ltd. 2
Contents 1.0 Overview .............................................................................................................. 3
2.0 Site Context ......................................................................................................... 4
2.1 Site Location & Description .................................................................................. 4
2.2 Surrounding Land Uses ....................................................................................... 4
3.0 Proposed Development ....................................................................................... 5
4.0 Planning Policy & Regulatory FrameworK ............................................................ 7
4.1 Provincial Policy Statement, 2005 ........................................................................ 7
4.2 City Of Ottawa Official Plan.................................................................................. 7
4.3 City Of Ottawa Comprehensive Zoning By-law .................................................... 8
5.0 Conclusion ......................................................................................................... 11
West Carleton Sand & Gravel Inc., Proposed Maintenance Garage
Planning Rationale, April 2012
McIntosh Perry Consulting Engineers Ltd. 3
1.0 OVERVIEW
This planning rationale has been prepared for West Carleton Sand & Gravel Inc. in support
of an application for Site Plan Approval for lands known municipally as 6544 Rothbourne
Road in the City of Ottawa. The purpose of this Site Plan Application is to permit the
construction of an accessory maintenance and repair garage at the existing Clark Quarry.
The proposed garage will be accessory to the existing quarry operation. The proposed
development has been reviewed in the context of the existing planning framework and the
compliance of the proposed development with same is demonstrated herein. The proposed
development has also been reviewed in respect of its compatibility with and potential
impacts on the surrounding land uses.
West Carleton Sand & Gravel Inc., Proposed Maintenance Garage
Planning Rationale, April 2012
McIntosh Perry Consulting Engineers Ltd. 4
2.0 SITE CONTEXT
2.1 Site Location & Description
The subject site is located southeast of the intersection of Highway No. 7 and Highway No.
417 in the City of Ottawa, as shown on Figure 1 below. The subject site is described legally
as Part of Lots 1 and 2, Concession 4, in the former Township of Huntley, County of West
Carleton, now in the City of Ottawa, and is known municipally as 6544 Rothbourne Road.
The subject site is irregular in shape and has an area of approximately 83 hectares with a
frontage of approximately 820 metres on Rothbourne Road. The site is currently used as a
quarry operation and will continue to be used for such purposes if this application is
approved. The area highlighted in red on Figure 1 shows the approximate location of the
lands which are the focus of this application. These lands have an area of approximately
3.06 hectares and the proposed development is located wholly within this limited area of the
larger subject site.
2.2 Surrounding Land Uses
The subject site is bounded to the north and west by Highway No. 417 and Highway No. 7,
respectively. Located to the south of the subject site are detached residential dwellings, an
equestrian centre, woodlands, and a Provincially Significant Wetland complex. Located to
the east of the site is the West Carleton Business Park which is comprised of a range of
commercial and industrial uses including but not limited to office, light industrial,
Figure 1: Subject Site
West Carleton Sand & Gravel Inc., Proposed Maintenance Garage
Planning Rationale, April 2012
McIntosh Perry Consulting Engineers Ltd. 5
construction, transportation and warehousing uses. Also to the east of the subject site are
detached residential dwelling. The surrounding land uses are as shown on Figure 2 below.
9 10 8 4
11
3 2 6 1
7 5
1 2 3 4 5 6 7 8 9 10 11
Figure 2: Surrounding Land Uses
West Carleton Sand & Gravel Inc., Proposed Maintenance Garage
Planning Rationale, April 2012
McIntosh Perry Consulting Engineers Ltd. 6
3.0 PROPOSED DEVELOPMENT
The proposed development contemplates the establishment of a new accessory
maintenance and repair facility with a gross floor area of 3,068 square metres. The
maintenance and repair facility will be used to service a variety of equipment used in
quarrying, screening, and heavy construction, including, but not limited to front end loaders,
excavators, bull dozers, crushers, screeners, pumps, pavers, rollers, rock trucks and dump
trucks. A total of 26 asphalt parking spaces will be provided, in addition to 22 heavy duty
gravel truck parking spaces. The heavy duty gravel will provide a hard, stable surface that
will remain useable in all seasons and climatic conditions.
The proposed accessory building is of a size and height that will accommodate such
equipment. The proposed maintenance and repair facility will have a height of approximately
10.2 metres. The equipment used by the Karson Group at the subject site is currently
serviced in four (4) separate garage locations, being a main garage located on Carp Road,
an existing garage at the Spratt Quarry on Carp Road, and two existing garages at the Clark
Quarry on Rothbourne Road.
The majority of the equipment that will be serviced at the proposed building is directly
related to quarrying operations and the proposed location will limit the need to float heavy
equipment to and from the existing garages, as is the current practice. The proposed
location will also reduce the number of trips per day that each truck makes.
The previously existing asphalt plant that was located to the north of the location proposed
for the new facility has been dismantled and removed.
West Carleton Sand & Gravel Inc., Proposed Maintenance Garage
Planning Rationale, April 2012
McIntosh Perry Consulting Engineers Ltd. 7
4.0 PLANNING POLICY & REGULATORY FRAMEWORK
4.1 Provincial Policy Statement, 2005
The 2005 Provincial Policy Statement (the “PPS”), issued under Section 3 of the Planning
Act, provides policy direction on matters of provincial interest related to land use planning
and development.
Section 1.1.4.1 of the PPS provides that in rural areas, uses shall relate to the management
and use of resources. The proposed maintenance and repair facility will be used to service
the equipment used in connection with the existing quarry operation, and therefore such a
use relates to the management or use of mineral aggregate resources.
Further, the PPS prohibits development within mineral aggregate operations only where it
would preclude or hinder the expansion or continued use of the operation, or where the
development would be incompatible for reasons of public safety, public health, or
environmental impact. The proposed maintenance and repair facility will not hinder or
preclude the continued operation, or even the expansion, of the existing quarry operation
given that the building will be located at the edge of the existing operation, toward
Rothbourne Road. In fact, the establishment of the new maintenance and repair facility will
allow for the removal of an existing garage which is located in close proximity to the existing
quarry, thereby improving operations in the extraction area. In addition, the design life of the
quarry exceeds that of the proposed building. The proposed building will not result in any
concerns with respect to public health and safety, and further, a scoped Environmental
Impact Statement has been completed in order to ensure that the proposed building will not
have negative environmental impacts
Based on the forgoing, the proposed development is consistent with the policies of the
Provincial Policy Statement, 2005.
4.2 City of Ottawa Official Plan
The subject site is designated Limestone Resource Area pursuant to the City of Ottawa
Official Plan (the “Official Plan”), as illustrated on Schedule A – Rural Policy Plan. The
purpose of this designation is to protect non-renewable mineral aggregate resources that
are located close to markets for future use, to protect mineral aggregate resources and
operations from incompatible activities, and to minimize community and environmental
disruptions from aggregate extraction activities.
This designation permits pits, wayside pits, quarries, wayside quarries, underground mining,
and secondary uses directly related to the extraction operation (such as a portable asphalt
plant or concrete batching plant). Other permitted uses include existing or new farming,
forestry, small-scale open-air recreational uses, conservation and natural resource
management activities, and temporary non-residential uses and recycling uses if it can be
West Carleton Sand & Gravel Inc., Proposed Maintenance Garage
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McIntosh Perry Consulting Engineers Ltd. 8
demonstrated such uses would not preclude or otherwise render the site unusable for future
mineral extraction and if issues of public health, public safety and environmental impact are
addressed to the satisfaction of the City.
The proposed maintenance garage will be accessory to the existing permitted quarry and
will contribute to the functionality of the principal quarry use. The purpose of the
maintenance garage will be to service the fleet of heavy trucks and equipment that is used
for quarry operations. The establishment of the maintenance garage will improve the
efficiency of operations of the existing quarry. As previously detailed herein, the proposed
location and design life of the proposed building ensure that the maintenance garage will not
preclude future mineral extraction on the site, nor will it prohibit the expansion of the existing
quarry.
Based on the forgoing, the proposed maintenance garage is consistent with the goals,
objectives and policies of the Official Plan.
4.3 City of Ottawa Comprehensive Zoning By-Law
The majority of the subject site is zoned Mineral Extraction (ME) and a small portion of the
subject site is zoned Rural Countryside (RU) pursuant to the City of Ottawa’s
Comprehensive Zoning By-law No. 2008-250 (the “Zoning By-law”), as illustrated on the
City’s By-law mapping. The proposed accessory maintenance garage is located wholly
within the area zoned Mineral Extraction. The purpose of the Mineral Extraction zone is to
permit licensed extraction operations in areas designated for such uses in the City’s Official
Plan, to permit uses related to or compatible with extraction related uses, to protect the
viability of future mineral extraction, and to minimize negative impacts of extraction related
uses on the adjacent lands and in the surrounding area.
Figure 3: Extract From Schedule A – Rural Policy Plan
West Carleton Sand & Gravel Inc., Proposed Maintenance Garage
Planning Rationale, April 2012
McIntosh Perry Consulting Engineers Ltd. 9
This zone permits a limited range of uses including a mineral extraction operation. Section
55 of the Zoning By-law provides that an accessory use is permitted in any zone provided
that it is on the same lot as the principal use to which it is accessory and it exists to aid and
contribute to the principal use to carry out the function of that principal use. The proposed
maintenance garage will be accessory to the existing quarry, which is the principal use on
the lot and will indeed be located on the same lot. The proposed garage will aid and
contribute to the principal use in that it will allow the heavy equipment and heavy trucks vital
to the existing quarry operation to be serviced and maintained as efficiently as possible.
Below is a summary of the applicable accessory building provisions and a note indicating
the proposed development’s compliance with each provision and regulation.
Provision Required Provided Compliance
Minimum Lot Width 30 metres 820.2 Yes
Minimum Lot Area 10 hectares 83.8 hectares Yes
Minimum Front Yard Setback 30 metres 68.6 metres Yes
Minimum Rear Yard Setback 15 metres 690.4 Yes
Minimum Corner Side Yard Setback 30 metres 235.9 metres Yes
Minimum Interior Side Yard Setback 15 metres 497.29 metres Yes
Maximum Permitted Height (Accessory) 6 metres 10.2 metres No
Minimum Landscape Strip Along Lot Line 15 metres 26.7 metres Yes
Minimum Required Parking Spaces 0.75/100m² GFA 26 Yes
Minimum Required Loading 1 1 Yes
Maximum Permitted Size 41,900 m² 3068m² Yes
Minimum Landscape Buffer (Parking) 3 metres 26.7 metres Yes
Minimum Perimeter and Interior Landscaping for Parking Area
15% 161% Yes
Figure 4: Extract from Zoning By-law Mapping
West Carleton Sand & Gravel Inc., Proposed Maintenance Garage
Planning Rationale, April 2012
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As noted above, the proposed height will exceed the maximum permitted by the Zoning By-
law. A height of 10.2 metres is proposed while only 6 metres is permitted for accessory
buildings. It is the intent to seek relief from this provision of the Zoning By-law through
applying for a minor variance. The increased height will be necessary in order to
accommodate the size of the equipment which will be serviced at the proposed accessory
maintenance facility. The proposed building is setback from Rothbourne Road, and as well,
the existing berm will also screen the proposed building.
Based on the forgoing, the proposed accessory maintenance and repair garage is permitted
by the Zoning By-law and same will comply with the regulations and provisions therein with
the exception of maximum permitted height, and therefore maintains the general intent and
purpose of the Mineral Extraction zone.
West Carleton Sand & Gravel Inc., Proposed Maintenance Garage
Planning Rationale, April 2012
McIntosh Perry Consulting Engineers Ltd. 11
5.0 CONCLUSION
The proposed accessory maintenance garage is consistent with the policies, goals and
general intent of the Provincial Policy Statement and the City of Ottawa Official Plan.
Further, the proposed accessory maintenance garage maintains the general intent and
purpose of the City of Ottawa’s Comprehensive Zoning By-law No. 2008-250. As noted
herein, the proposed accessory building will exceed the maximum permitted height for such
buildings of 6 metres, and it is the intent to seek relief from this provision of the Zoning By-
law through applying for a minor variance.
The proposed development is compatible with and will complement the existing land uses in
the surrounding area. It is my professional opinion that this proposal is an appropriate use of
the subject property, is in the public interest and represents good planning.
Respectfully submitted,
Bridgette Alchawa, MCIP, RPP Planner 613.836.2184 ext. 2228 [email protected]