PLANNING JUSTIFICATION REPORT ZONING AMENDMENT Proposed Expansion of Mercedes-Benz Motor Vehicle Dealership 441 North Service Road, Burlington, Ontario December 2016 Prepared for: Mr. Ken Szekely Quantum Automotive Group Prepared By: Greg Poole & Associates Inc. Land Use Planning and Development Consultants 7 Millikin Drive, Winona, Ontario L8E 5L2, Phone: 905-975-9949
CONTENTS 1.0 INTRODUCTION... 3 2.0 PURPOSE OF THIS REPORT... 3 3.0 CURRENT OFFICIAL PLAN AND ZONING... 3 4.0 PROPOSED ZONING AMDNEMENT... 3 5.0 SITE DETAILS... 4 5.1 LEGAL DESCRIPTION... 4 5.2 PROPERTY LOCATION... 4 5.3 ADJACENT LAND USES... 4 6.0 PROPOSED DEALERSHIP EXPANSION... 6 6.1 EXISTING DEALERSHIP... 6 6.2 PROPOSED EXPANSION... 6 7.0 PROPOSED ZONING DEALERSHIP LANDS... 7 8.0 BURLINGTON OFFICIAL PLAN HYDRO CORRIDORS... 8 9.0 PROPOSED ZONING HYDRO LANDS... 8 10.0 STRATEGIC PLAN 2015 2040... 9 11.0 REGIONAL OFFICIAL PLAN... 9 12.0 PROVINCIAL POLICY STATEMENT - 2014... 10 13.0 PLACES TO GROW ACT GROWTH PLAN 2016... 10 14.0 PARKWAY BELT WEST PLAN... 11 15.0 SUMMARY... 11 APPENDIX A PRELIMINARY DEVELOPMENT PLANS... 13 Greg Poole & Associates Inc. Page 2
1.0 INTRODUCTION In 2009 Quantum Automotive Group relocated its established Mercedes Benz Car Dealership from 181 Plains Road West to 441 North Service Road to become the areas regional dealership. The dealership has been tremendously successful and now in 2016 Quantum is pursuing an expansion of the dealership. 2.0 PURPOSE OF THIS REPORT This report will provide the Planning rationale in support of an amendment for an amendment to Zoning By-law 2020 to facilitate an expansion of this regional dealership. 3.0 CURRENT OFFICIAL PLAN AND ZONING The current Official Plan contains the following site specific policies for the Business Corridor Designation, permitting the Mercedes-Benz dealership on the property at 441 North Service Road. Part III, Subsection 3.4.3 (x) Site Specific Policies: Notwithstanding Part III, Subsection 3.4.2 a) of this Plan, a large-scale motor vehicle dealership is permitted on land identified as 441 North Service Road. A limited amount of outside storage of motor vehicles for retail use is permitted, provided the storage area is screened from the North Service Road with landscaping and decorative features. Waste and refuse containers are permitted provided they are screened from the North Service Road. The dealership property is currently zoned BC2-381. Exception 381 specifies motor vehicle sales, leasing, rental and service as a permitted use, subject to specific regulations. 4.0 PROPOSED ZONING AMDNEMENT The proposed two storey expansion of this dealership will require modifications to the current BC2-381 zoning regulations and to the S zoning of the abutting hydro corridor lands to allow parking and new vehicle storage on the corridor. Quantum Automotive Group has arranged to lease the abutting corridor from Hydro One for the purpose of parking and storing vehicles. Greg Poole & Associates Inc. Page 3
5.0 SITE DETAILS 5.1 Legal Description The property is legal described as Part Lot 3 Concession 1 EF RP 20R11909 Parts 1 & 5. 5.2 Property Location The land under application is located at the northwest corner of the North Service Road and Yorkton Court in North Aldershot (see Figure 1) and is municipally known as 441 North Service Road. 5.3 Adjacent Land Uses North: Hydro One corridor, Hanson Brick Plant. South: Highway 403, vacant industrial lands south of the highway. East: Industrial condo building, Burlington Christian Academy. West: Region of Halton decommissioned land-fill site. Greg Poole & Associates Inc. Page 4
Figure 1 - Property Location Subject Property Greg Poole & Associates Inc. Page 5
6.0 PROPOSED DEALERSHIP EXPANSION 6.1 Existing Dealership The Mercedes Benz dealership property is 2.39 ha in area and contains 5,895 m 2 of floor area on two floors. The existing building has been designed to fit the narrow easterly end of this triangular property, providing 25 m setbacks from Yorkton Court and 20 m from North Service Road. One exception with respect to building setback is the extended entrance to the showroom which will has a setback of 14 m from North Service Road. 6.2 Proposed Expansion The proposed expansion will add a total of 3,743.86 m 2 of floor area on two floors. On the ground floor 3,134.86 m 2 of service area and vehicle display will be added. On the second floor 600.73 m 2 of office area will be added. The result will be a 63.5% increase in floor area. Existing Dealership Floor Areas o Service (including drive through and second floor) roughly 1990 sq.m o Display area (including entry bridge and used car showroom) roughly 900 sq.m o Office (ground and second floor) - roughly 1285 sq.m o Washrooms (ground and second floor) - roughly 100 sq.m o Storage + Misc. (ground and second floor) - roughly 385 sq.m o Service (including NVD, drive through, Second floor lunchroom and locker room) - 2925.4 sq.m Expanded Dealership Floor Areas o Display - Zero, no new display added o Office - (ground and second floor) - 820 sq.m o Washrooms (ground and second floor) - 160 o Storage + Misc. (ground and second floor - 2700 sq.m The expanded building will displace existing parking reducing the total on-site parking from 209 spaces to 167 spaces. The entrance will be relocated approximately 40 m westerly reducing the currently required 25 m x 95 m landscape area abutting the North Service Road to 19 m x 60 m. Lot coverage will increase to 82.2%. Greg Poole & Associates Inc. Page 6
7.0 PROPOSED ZONING DEALERSHIP LANDS Quantum Automotive Group is seeking an amendment to the current BC2-381 zoning of its existing dealership and to the S zoning of the abutting hydro corridor lands. The following table compares the current BC2-381 zone with the proposed zoning amendments: Regulations Current BC2-381 Zoning Proposed Zoning Amendments Lot Width 230 m No change Lot Area 2.3 ha No change Landscape Area Yard Abutting North Service Road Building Height Abutting North Service Road - Within 95 m of the west lot line, a 25 m landscape area is required which may include pedestrian walkways Abutting rear lot line none required 17 m No change 2 storeys, shall not exceed 127.5 m geodetic datum. Abutting North Service Road - Within 60 m of the west lot line, a 19 m landscape area is required which may include pedestrian walkways Abutting rear lot line none required 2 storeys, shall not exceed 134.5 m geodetic datum. Site Coverage Outdoor Storage Rooftop mechanical equipment and screening shall not exceed 129.5 m geodetic datum. 1 rooftop sign, which includes a skylight with maximum width of 4.5 m and corporate logo with a maximum width of 2.5 m, shall not exceed 133 m geodetic datum. 66 % 82.2 % Outdoor storage is prohibited except for vehicles for retail sale. Vehicles within the westerly 95 metres of the west lot line shall be screened from the North Service Road with landscaping and decorative features. Rooftop mechanical equipment and screening shall not exceed 136.5 m geodetic datum. 1 rooftop sign, which includes a skylight with maximum width of 4.5 m and corporate logo with a maximum width of 2.5 m, shall not exceed 133 m geodetic datum. No change Waste and refuse containers are permitted provided they are screened from the North Service Road Greg Poole & Associates Inc. Page 7
Retail Sales A maximum of 45% of the total floor area may be used for the display and retail sale of automobiles No change 8.0 BURLINGTON OFFICIAL PLAN HYDRO CORRIDORS The Official Plan s Functional Policies makes specific reference to Utility rights-of-way and the types of secondary uses that would be acceptable on those lands. Part II, Subsection 5.0 Utilities, 5.2(c) In the Urban Planning Area, uses such as passive recreation and multi-use trails, parking lots, private rights-of-way and driveways, agricultural uses, golf courses and driving ranges, miniature golf, allotment gardens, the cultivation and storage of nursery stock in commercial nurseries and garden centres, indoor and outdoor storage, and private services and utilities may be permitted on lands zoned for transportation, utility or communication purposes in consultation with the affected transportation, utility or communications provider, where such uses are compatible with the main utility function of these lands and are compatible with existing surrounding uses and the permitted uses in the land use designations of the adjacent lands. The policies allow for a parking lot use on the hydro corridor. In this instance the parking lot will not contain any buildings and only a few light standards so will not interfere with escarpment views. The parking lot is compatible with the hydro corridor use and will not interfere with hydro transmission lines. The abutting property to the north is an industrial building that backs onto the corridor and contains the buildings loading/unloading doors and function. The proposed corridor parking lot will be compatible with the abutting land use. 9.0 PROPOSED ZONING HYDRO LANDS Quantum Automotive Group is seeking an amendment to the current S (utility) zoning of a portion of the corridor where it abuts the subject property. Quantum Group has arrangements in place with Hydro One to lease corridor lands for the purpose of parking inventory vehicles on the corridor. This parking area will accommodate 236 vehicles. There will be three access points to the parking spaces from the rear of the building and one direct access from Yorkton Boulevard. The parking lot will be properly graded, drained and hard surfaced and will have security lighting and security gates. This lot is not intended for customer parking. From Hickory Lane to Yorkton Court the corridor is 92 m wide. The proposed parking lot will be located on the southerly 40 m of the corridor. There are no hydro towers within the parking lot. Towers exist west of Hickory Lane and ease of Yorkton Court and carry a high tension line over the parking lot. Greg Poole & Associates Inc. Page 8
The remaining 52 m wide portion of corridor lands, between Hickory Lane and Yorkton Court north of the proposed parking lot will, will remain in its current natural open space state. 10.0 STRATEGIC PLAN 2015 2040 Promoting Economic Growth: Subsection 1.1.c The city s vision for employment lands has been developed with aggressive targets. The community, developers and industry together are achieving our economic potential. The city, along with its partners, supports the development of employment lands through timely planning, infrastructure investments and other incentives. Initiatives: Make it easier for businesses to locate in Burlington, attracting more investment. Create and invest in a system that supports the startup and growth of businesses, Innovation hubs and entrepreneurship. This Mercedes-Benz dealership continues to be a very successful business in Burlington. It needs to expand in order to remain successful. This expansion will increase the workforce at this dealership from its current 161 employees to 245 employees. This dealership is a significant employer in Aldershot presently and with the expansion of its workforce will become a major employer not only in Aldershot but in the City of Burlington. 11.0 REGIONAL OFFICIAL PLAN The Regional Official Plan designates the subject property Employment Area within the Urban Area. This designation is intended to ensure availability of employment lands, maintaining a range of sites for employment uses and to locate Employment Aras in the vicinity of existing major highways. The employ areas policies recognize uses permitted by specific policies of a Local Official Plan. Burlington s Official Plan contains specific policies (see 3.0 above) permitting a large scale automotive dealership on the subject property. Greg Poole & Associates Inc. Page 9
12.0 PROVINCIAL POLICY STATEMENT - 2014 1.3.2 Employment Areas 1.3.2.1 Planning authorities shall plan for, protect and preserve employment areas for current and future uses and ensure that the necessary infrastructure is provided to support current and projected needs. 1.3.2.3 Planning authorities shall protect employment areas in proximity to major goods movement facilities and corridors for employment uses that require those locations. The Mercedes Benz dealership is an existing employment use. Expansion of the dealership is in keeping with The Provincial Policy Statement s objective of preserving and protecting employment areas. 13.0 PLACES TO GROW ACT GROWTH PLAN 2016 The following policy excerpts from the Growth Plan provide support for the proposed motor vehicle dealership. 2.2.5 Employment 1. Economic development and competitiveness in the GGH will be promoted by: a. making more efficient use of existing employment areas and vacant and underutilized employment lands, and increasing employment densities, as appropriate; b. planning to better connect areas with high employment densities to transit; and c. integrating and aligning land use planning and economic development goals and strategies to retain and attract investment and employment. 2. Appropriate locations will be provided for a variety of employment uses to accommodate forecasted growth to the horizon of this Plan. 3. Suitable lands within settlement areas that are adjacent to, or in the vicinity of, major goods movement facilities and corridors, including major highway interchanges, should be identified as prime employment areas. Upper- and single-tier municipalities may also identify other existing employment areas within settlement areas as prime employment areas, where appropriate. These policies promote efficient use of existing employment areas and retention of employment uses. The dealership is an existing permitted employment use and its expansion will make more efficient use of the employment lands. Its location on Highway 403 is a prime employment area location and will help to attract other employment uses to the area. Greg Poole & Associates Inc. Page 10
14.0 PARKWAY BELT WEST PLAN The subject property is located within the Parkway Belt West Plan area and requires an Amendment to the Minister s Zoning Order and an Amendment to the Parkway Belt West Plan to allow parking of motor vehicles on the hydro transmission corridor. Both of these applications have been submitted to the Ministry of Municipal Affairs and Housing for approval. Both applications are pending the outcome of the rezoning application. 15.0 SUMMARY Quantum Automotive Group need to expand their Mercedes Benz dealership at 441 North Service Road to keep up with the growing demands for automobile sales and service. They need to add 45 new service bays and other facilities to keep up with demand. This is a significant building expansion and will have the effect of displacing some 70 existing parking spaces. This expansion also means increasing new vehicle inventory stored on site. To accommodate the lost parking and increased vehicle inventory Quantum Group proposes to add 236 parking spaces on the abutting hydro corridor. To facilitate these expansion plans the zoning of the current dealership property needs to be amended. The amendments are identified at 7.0 Proposed Zoning Dealership Property. Site coverage will increase from 66% to 82%, however, there will still be a substantial landscape area abutting North Service Road to buffer the building and parking areas. Parking on the hydro corridor is the key to the expansion of this dealership. Without the proposed 236 parking spaces on the corridor this expansion cannot take place. The proposed parking lot will occupy less than half the width of the corridor. The majority of the corridor lands will remain in a natural vegetated condition and will continue to provide green open space. The parking lot will be situated between the expanded dealership building and the existing industrial building abutting the north side of the corridor. The parking lot will not be visible from the North Service Road or from the escarpment. Any view of the parking lot from Yorkton Court will be screened by landscaping the entrance with trees and shrubbery. This dealership is a significant employer for the City of Burlington. This expansion will see the workforce increase to 245 employees. The Burlington Official Plan, Halton Regional Official Plan and the City s Strategic Plan all support the retention and growth of existing employment uses. Quantum Automotive Group s expansion plans for this dealership in keeping with these policies. The economic benefits this dealership brings to Burlington is significant, if this expansion is not successful it would be at odds with the economic objectives of the Employment Lands policies. In my professional opinion this report justifies the rezoning of the dealership lands and the abutting hydro corridor lands to allow the expansion of the Mercedes Benz dealership and that this development represents good planning. Greg Poole & Associates Inc. Page 11
Respectively submitted, Greg Poole & Associates Inc. Greg Poole MCIP, RPP Greg Poole & Associates Inc. Page 12
APPENDIX A PRELIMINARY DEVELOPMENT PLANS Greg Poole & Associates Inc. Page 13