Public Storage Self-storage Facility
(Warehouse)
3545 St. Joseph Boulevard
Planning Rationale
PREPARED FOR: Maple Reinders Constructors Ltd.
2660 Argentia Road
Mississauga, Ontario
L5N 5V4
PREPARED BY: McIntosh Perry Consulting Engineers Ltd.
115 Walgreen Road
Carp, Ontario
K0A 1L0
613.836.2184
Project No. CP-11-117
September, 2011
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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 ....................................................................................... 6
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 Integrated Environmental Review ...................................................................... 10
6.0 Conclusion ......................................................................................................... 11
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1.0 OVERVIEW
This planning rationale has been prepared for Maple Reinders Constructors Ltd. in support
of an application for Site Plan Approval for lands known municipally as 3545 St. Joseph
Boulevard in the City of Ottawa. The purpose of this Site Plan Application is to permit the
construction of a self-storage facility (warehouse use) on the above referenced site which is
owned by Public Storage. The proposed development has been reviewed in the context of
the existing planning framework and the conformity and 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.
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2.0 SITE CONTEXT
2.1 Site Location & Description
The subject site is located west of Taylor Creek on the north side of St. Joseph Boulevard
and south of Highway No. 174 in the City of Ottawa, as shown on Figure 1 below. The
subject site is described legally as Parts 1 and 2 on Registered Plan 50R566, Lot 32,
Concession 1, Cumberland, OS, and Parts 1 and 2 on Registered Plan 4R19084 and is
known municipally as 3545 St. Joseph Boulevard. The subject site is irregular in shape and
has an area of 10.66 acres with a frontage of 20.12 metres on St. Joseph Boulevard. The
site is currently vacant.
2.2 Surrounding Land Uses
The subject site is bounded to the north by Regional Road 174, with residential and open
space beyond, and to the west by the Terra Nova Estates mobile home development.
Located east of the subject site is Taylor Creek, with the Taylor Creek Business Park
located beyond. The Taylor Creek Business Park is comprised of a range of commercial,
light industrial, warehousing, and distribution uses. Beyond the business park are
manufacturing uses. Located directly to the south of the subject site is a landscaping
business with a commercial glass use beyond fronting on St. Joseph Boulevard and a retail
operation featuring outdoor sheds and furnishings. Located on the south side of St. Joseph
Boulevard is a treed area with residential uses beyond.
Figure 1: Location of Subject Site
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Figure 2: Surrounding Land Uses
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3.0 PROPOSED DEVELOPMENT
The proposed development contemplates the establishment of a series of self-storage
warehouses on the subject site. A total of eight (8) separate one storey buildings are
proposed with a gross floor area of 8,486.42 square metres, representing a lot coverage of
19.67%. A total of 38 parking spaces are proposed and access to the proposed self-storage
warehouses will be off of St. Joseph Boulevard.
Figure 3: Site Plan
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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, including but not limited to building strong communities. The policies of
the PPS provide that healthy, livable and safe communities are sustained by
accommodating a range and mix of employment uses, including industrial, commercial, and
institutional uses. The proposed development will serve to add to this range of uses. The
proposed development represents the intensification of a vacant and underutilized parcel of
land within the urban area. The proposed development will utilize existing services including
municipal water and roads and therefore is in line with PPS policies promoting the efficient
use of land through intensification and utilization of existing infrastructure. The use of the
subject land for a self-storage warehouse is consistent with the policies of the PPS.
4.2 City of Ottawa Official Plan
The subject site is designated General Urban Area pursuant to the City of Ottawa Official
Plan (the “Official Plan”), as illustrated on Schedule B – Urban Policy Plan, as shown on
Figure 4 below. The purpose of this designation is to accommodate a great range of land
uses that will facilitate the development of complete and sustainable communities. This
designation permits all types and densities of residential uses as well as employment, retail,
service, industrial, cultural, leisure, greenspace, entertainment and institutional uses.
Figure 4: Extract from Schedule B - Urban Policy Plan
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The policies of the Official Plan provide that the zoning by-law will regulate the location,
scale and type of land uses for the General Urban Area. The policies of the Official Plan also
provide that the zoning by-law will allow certain uses that serve a larger population on the
edges of neighbourhoods, thereby allowing these uses to meet unique needs such as
locating on a road that provides suitable car and truck access. The proposed storage facility,
which is indeed permitted pursuant to the zoning by-law, will be located on the perimeter of
the existing neighbourhood. Also in accordance with the policies of the Official Plan, the
proposed storage facility will be located on St. Joseph Boulevard, an existing arterial road
which will provide suitable access to the proposed use. The Official Plan provides that
industrial uses will only be directed out of the General Urban Area if matters such as noise,
fumes, heavy equipment movement or external storage of large amounts of material will
result in negative impacts for adjacent residential uses. None of the aforementioned matters
are expected to pose a problem for the proposed self-storage facility use.
Based on the forgoing, the proposed storage facility is consistent with the goals, objectives
and policies of the Official Plan.
4.3 City of Ottawa Comprehensive Zoning By-Law
The subject site is zoned General Mixed Use Subzone 13 with an exception,
GM13[215]H(20), 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 purpose of the
General Mixed Use zone is, among other things, to allow a mix of land uses in the General
Urban Area designation of the Official Plan, permit large scale land uses that serve areas
beyond the surrounding community, and to ensure such uses are compatible with the
existing land uses in the vicinity. This zone permits a range of uses, and the exception that
applies to the subject site permits additional uses, including warehouses.
Figure 5: Extract from Zoning By-law Mapping
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Below is a summary of the applicable general mixed use provisions and a note indicating
the proposed development’s compliance with each.
Provision Required Provided Compliance
Minimum Lot Frontage 20 metres 20.12 metres Yes
Minimum Front Yard Setback 3 metres >3 metres Yes
Minimum Interior Side Yard Setback
(Abutting Residential)
5 metres 21.695 metres Yes
Minimum Rear Yard Setback 3 metres 18.15 metres Yes
Maximum Permitted Height 20 metres 2.84 metres Yes
Maximum Floor Space Index 2 (86,279 m²) 0.19 (8486.42 m²) Yes
Minimum Required Parking 68 Spaces 38 Spaces No
Minimum Width of Landscaped Area (Abutting Street or Residential Zone)
3 metres 3.0 metres Yes
Minimum Width of Landscaping Around Parking Lot
1.5 metres 1.8 metres Yes
As noted above, the proposed development will not meet the minimum parking requirements
established by the zoning by-law. The need for parking in respect of the proposed use is
limited and accordingly, the intent is to seek relief from this provision by way of an
application for minor variance that would permit a reduction in the number of required
parking spaces. The proposed use is permitted pursuant to the zoning by-law and the
development will comply with the regulations of the zoning by-law in all regards with the
exception of minimum parking supply.
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5.0 INTEGRATED ENVIRONMENTAL REVIEW An Environmental Impact Statement and Tree Conservation report, dated August 2011, was
prepared by McIntosh Perry Consulting Engineers Ltd. and submitted in support of this
application. The proposed development has been designed in a manner that will protect and
maintain as much of the natural woody vegetation cover as possible and more specifically,
will allow for the preservation of the vegetation communities with high retention value. The
site design will not result in any negative impacts to Taylor Creek given that no vegetation
removal will occur within 30 metres of the creek and that the proposed stormwater
management design will mitigate any effects that runoff from the site would otherwise have
on the creek. Additional and more detailed information can be found in the accompanying
Environmental Impact Statement and Tree Conservation Report.
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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. Further, the proposed use,
being a self-storage facility (warehouse use), complies with the City of Ottawa’s
Comprehensive Zoning By-law No. 2008-250. As noted herein, the proposed development
complies with the various zoning regulations with the exception of the minimum required
parking provision, from which the owner will be seeking relief by way of an application for a
minor variance. The proposed development is compatible with 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, B.E.S. Intermediate Planner 613.836.2184 ext. 2228 [email protected]