amazon facility 2175 cornwall road planning... · establishment, repair shop, sports facility,...

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AMAZON Facility

2175 Cornwall Road

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E2- Business Employment

vs.

E3 - Industrial

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Permitted Uses in E2/E3 Zones

• Uses permitted in both zones - Adult entertainment, business office, conservation

use, contractors establishment, dry cleaning/laundry establishment, emergency service facility,

manufacturing, outside storage, public park, parking area - heavy vehicle, public works yard, rental

establishment, repair shop, sports facility, stormwater management facility, taxi dispatch, training

facility and warehousing.

• Uses only permitted in E2 - Art gallery, commercial school, day care, drive-through

facility, financial institution, food bank, food production, hotel, medical office, outside display and sales

area, restaurant, retail store - accessory and show room and private school.

• Uses only permitted in E3 - Bulk storage facility, motor vehicle storage compound,

outside processing, transportation terminal, waste processing station, and waste transfer station.

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Notes - Permitted Uses in E2/E3 Zones

• There is no difference in the nature of a “warehousing”, “manufacturing” or

other uses in an E2 zone and the same type of use in an E3 zone.

• Both E2 and E3 zones include:

– uses that could have similar or greater impacts on adjacent lands (manufacturing,

contractors establishment, public works yard)

– uses that involve heavy trucks

– uses which permit “dispatching” (taxi dispatch)

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Warehousing/Distribution

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Permitted Uses – Definitions – 2014-014

Use E2 E3

Warehousing

A “warehousing” use means “a premises (building) for the indoor storage and

freight distribution of goods, wares, merchandise, substances, articles, or

products.

• The focus of the use is on the storage or movement of “goods” (rather

than providing a separate trucking/freight/transportation service).

• This type of use may include outside storage of tractor trailers and other

vehicles (s. 10.6)

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Canada Post Distribution Depot

2420 Speers Rd, Oakville

Zoning: E1

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Former UPS Facility - 2175 Cornwall Rd, Oakville

Zoning: E2

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Transportation Terminals

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Permitted Uses – Definitions – 2014-014

Use E2 E3

Transportation terminal

A “transportation terminal” means a premises (building) or area of land used

for the storing, parking or dispatching of buses, trucks, tractors, or trailers,

including servicing or repair within an enclosed building.

• Focus is on the heavy vehicles (rather than goods)

• This type of use may include outside storage of tractor trailers, cross

docking of tractor trailer trucks and transportation logistics.

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Caravan Group of Companies

2284 Wyecroft Rd, Oakville

Zoning: E3

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Oakville Transit Facility

430 Wyecroft Rd, Oakville

Zoning: E3-3

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Trimac Transportation & Musket Transport

452 and 556 Southdown Rd, Mississauga

Zoning: E2-108

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AMAZON – 2175 Cornwall Road

• AMAZON is not a “transportation terminal” as it is not in the business of

storing, parking or dispatching of buses, trucks, tractors, or trailers,

including servicing or repair within an enclosed building, as a primary

use.

• The primary use of the proposed AMAZON facility is the indoor storage

and freight distribution of goods, wares, merchandise, substances,

articles, or products.

• AMAZON operations at the proposed site fit the definition of

warehousing.

• The proposed AMAZON operations are permitted in the existing E2

zone.

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Amazon Fulfilment

Centres

Mississauga and Milton

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Amazon Fulfilment Centres

• 175 Fulfilment Centres across the globe

• Fulfilment Centres are typically 400,000 to 1,000,000 sq.ft in size

• Store millions of items, associates pick and pack and ship items

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Amazon Fulfilment Centre Mississauga

6363 Millcreek Dr, Split Zoning: E2-1 and E3-9

Approved as Warehouse/Distribution Facility

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• Exception zone “1” and “9” for the subject lands does not permit a “truck

terminal” use on this site.

• This Amazon site has been approved as a “Warehouse/Distribution Facility”,

which is similar to town’s definition of “Warehousing” (i.e. storage and

distribution of goods).

• Amazon occupied the building since 2011.

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Mississauga: Warehouse/Distribution Facility

• Mississauga’s zoning by-law defines this use as: “a building, structure or part

thereof, for the storage and/or distribution of goods and may include the

temporary on-site storage of commercial motor vehicles (ie. trucks, tractors

and/or trailers) for freight handling including the pick-up, delivery and

transitory storage of goods incidental to motor freight shipment directly

related to the permitted use(s).”

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Amazon Fulfilment Centre Milton

2750 Peddie Rd, Zoning: M2

Approved as Warehouse/Distribution Centre

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• Amazon occupied the building since 2013.

• The use was permitted as a warehouse/distribution centre.

MILTON: WAREHOUSE/DISTRIBUTION CENTRE (156-2009)

• Means a premises used for the storage and/or distribution of goods, wares,

merchandise, substances, articles or things, within a building and may

include a commercial storage facility or facilities for an accessory wholesale

or retail outlet, but does not include a transportation terminal.

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MILTON: TRANSPORTATION TERMINAL (104-2008) (105-2009)

• Means a premises where trucks, trailers or transports are parked,

serviced, repaired, or kept for hire, or loaded or unloaded but

does not include a towing yard, waste transfer station, a waste

storage facility or a salvage yard.

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Amazon Fulfilment Centres

• AMAZON has confirmed that 2175 Cornwall Road is proposed to

be a “Delivery Station/Last Mile Centre”.

– Note: Zoning does not regulate business operation. A “Fulfilment Centre”

and a “Delivery Station/Last Mile Centre” are both considered

“warehousing”.

• “Fulfilment Centres” are typically larger in size compared to a

“Delivery Station/Last Mile Centre”.

• Mississauga and Milton consider an Amazon “Fulfilment Centre”

as a “Warehouse/Distribution Centre” and not a “Transportation

Terminal”.

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Amazon

2175 Cornwall Road

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Amazon

2175 Cornwall Road, Zoning: E2

Warehouse/Distribution Centre• Smaller in size compared to a “Fulfilment Centre”.

• A “Fulfilment Centre” and a “Delivery Station/Last Mile Centre” are both

considered “warehousing”.

• “Delivery Station/Last Mile Centres” - Packages are moved from the delivery

station to the customer’s door.

• The “last mile” vehicles are usually smaller than what would normally be

associated with intermodal transport and shipping containers that you would

expect at a transportation terminal.

• Amazon vans are equivalent or similar to a Mercedes Benz Sprinter 2500

crew van, 6-cylinder and weighs approximately 5,754 lbs (2,609 kg).

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Amazon

2175 Cornwall Road, Zoning: E2

Warehouse/Distribution Centre

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Conclusions

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Conclusions

• Based on the review of the Site Plan and Building Permit applications, the

applicant has demonstrated through supporting documents and drawings

that the proposed use of the facility is “warehousing”.

• The primary use of the proposed AMAZON facility is the indoor storage and

freight distribution of goods, wares, merchandise, substances, articles, or

products.

• AMAZON operations at the proposed site fit the definition of warehousing.

• The proposed AMAZON operations are permitted the existing E2 zone.

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Conclusions

• The zoning by-law does not regulate the scale or intensity of a business

operation.

• AMAZON is not a “transportation terminal” as it is not in the business of

storing, parking or dispatching of buses, trucks, tractors, or trailers, including

servicing or repair within an enclosed building, as a primary use.

• CBO has determined that the proposed use is “warehousing”, as per town’s

zoning by-law definition.

amazon facility 2175 cornwall road planning... · establishment, repair shop, sports facility,...

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