Accessory Maintenance & Repair Garage 6544 Rothbourne Road

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




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.




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




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




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.




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




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




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




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.




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]

Accessory Maintenance & Repair Garage 6544 Rothbourne Road

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