Report to/Rapport au :
Planning and Environment Committee
Comité de l'urbanisme et de l'environnement
and Council / et au Conseil
11 June 2010 / le 11 juin 2010
Submitted by/Soumis par : Nancy Schepers, Deputy City Manager/Directrice municipale adjointe, Infrastructure Services and Community Sustainability
Services d’infrastructure et Viabilité des collectivités
Contact Person/Personne-ressource : Michael Wildman, Manager/Gestionnaire, Development Review-Suburban Services/Examen des projets d'aménagement-Services suburbains, Planning and Growth Management/Urbanisme et Gestion de la croissance
(613) 580-2424, 27811 Mike.Wildman@ottawa.ca
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SUBJECT: |
OFFICIAL PLAN AMENDMENT - part of 4401 Fallowfield Road (D01-01-10-0001) |
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OBJET : |
REPORT RECOMMENDATIONS
That the recommend Council refuse an amendment to the former City of Nepean Secondary Plan Areas 9 and 10 to change the land designation applying to the property as part of 4401 Fallowfield Road from “Prestige Business Park” to “Business Park”, as shown on Document 1.
RECOMMANDATIONS DU RAPPORT
Que le Comité de l’urbanisme et de l’environnement recommande au Conseil de refuser une modification au Plan secondaire des secteurs 9 et 10 de l’ancienne Ville de Nepean afin de changer la désignation de la propriété constituant une partie du 4401, chemin Fallowfield de « Parc d’affaires prestigieux » à « Parc d’affaires », comme il est indiqué dans le Document 1.
EXECUTIVE SUMMARY
Assumptions and Analysis:
An Official Plan Amendment has been received to amend the Secondary Plan designation of the property from “Prestige Business Park” to “Business Park” in order to allow a warehouse/distribution facility and undefined industrial uses.
Staff recommend the proposed amendment be refused based on the following reasons:
1. Inconsistency with the Intent of the Secondary Plan - The proposal does not meet the objectives of the Secondary Plan to present a positive image and a corporate showcase of South Nepean from Highway 416. It will impair the gateway function for this strategic location and impact the consistency of design quality along the gateway corridor.
2. Discrepancy with Employment Land Strategy - Planned "Business Park" lands to accommodate the proposed uses are in proximity to the south, with convenient highway access. Changing the designation of the subject site as requested by the proposal will not achieve the job generation objectives planned for the land.
3. Compatibility Concerns - Potential noise and heavy vehicle traffic impacts to the adjacent residential uses are unable to be addressed. The proposal is incompatible with the existing uses in the surrounding areas.
4. Inconsistency with Council Approved Motion - The proposal does not respect a previously Council approved Motion regarding the site, dated April 27, 2005, which has legal status.
Legal/Risk Management Implications:
Should the recommendation above be adopted and the matter appealed to the Ontario Municipal Board, it is anticipated that a three day hearing would result.
Technical Implications:
N/A
Financial Implications:
There are no direct financial implications associated with this report.
Public Consultation/Input:
Numerous oppositions to the proposal have been received from community groups as well as individuals. The Ward Councillor is aware of the proposal and does not support it.
RÉSUMÉ
Hypothèses et analyse:
Une modification au Plan officiel a été proposée pour changer la désignation de la propriété dans le Plan secondaire, laquelle deviendrait un « parc d’affaires » au lieu d’un « parc commercial de gamme supérieure », et ce, afin de permettre la construction d’un entrepôt ou d’une installation de distribution et de redéfinir l’utilisation de l’éclairage industriel.
Le personnel recommande de refuser la modification proposée pour les raisons suivantes :
1. Incohérence avec l’objectif du Plan secondaire – La proposition ne s’inscrit pas dans le cadre des objectifs du Plan secondaire, qui sont de présenter une image positive et une vitrine commerciale de Nepean‑Sud à partir de l’autoroute 416. Si elle est acceptée, la modification nuira à la fonction d’entrée de cet endroit stratégique et contrastera avec la qualité du design le long de ce couloir d’entrée.
2. Incompatibilité avec la Stratégie pour les terres servant à des fins d’emploi – Les terres visées par la désignation de « parc d’affaires » sont situées au sud et offrent un accès pratique à l’autoroute. Si l’on change la désignation du site, l’objectif de la Stratégie, soit que les terres servent à la création d’emploi, ne pourra être atteint.
3. Problèmes d’incompatibilité – Les problèmes potentiels liés au bruit et à la circulation importante des poids lourds près des terrains à vocation résidentielle ne pourront être résolus, et tout indique que la proposition est incompatible avec l’utilisation actuelle des lieux.
4. Incohérence avec la motion approuvée par le Conseil – La proposition ne cadre pas avec la motion qu’a approuvée le Conseil au sujet du site, laquelle a un statut juridique.
Incidences juridiques / concernant la gestion des risques:
Si la recommandation ci-dessus devait être adoptée et on devait en appeler de la question devant la Commission des affaires municipales, il en résulterait une audience de trois jours.
Incidences techniques :
s.o.
Répercussions financières :
Aucune incidence financière directe n’est liée à ce rapport.
Consultation publique / commentaires:
De nombreuses oppositions de groupes communautaires et de particuliers ont été reçues.
Le conseiller municipal responsable du quartier est au courant de la proposition et ne l’appuie pas.
Background
The Site
The application affects part of 4401 Fallowfield Road. The vacant land is a triangular shaped property and measures 10.96 hectares. It is bounded by O'Keefe Court to the north, Fallowfield Road to the south and east including the Highway 416 northbound on-ramp, as shown on Document 1. The O’Keefe Municipal Drain bisects the site on a north/south alignment.
Surrounding the site, immediately to the north are vacant rural industrial lands, a municipal park, and a country estate residential community; to the south of Fallowfield Road are planned employment lands, often referred to as 416 Business Park; to the east of the Strandherd/Fallowfield intersection are planned residential lands. A gas station is planned at the northwest corner of the Strandherd/Fallowfield intersection.
The property lies within the Urban Area Boundary. The property is designated “Employment Area” in the Official Plan and “Prestige Business Park” under the Secondary Plan For Urban Areas 9 and 10.
The Proposal
Under the current “Prestige Business Park” designation, a warehouse or industrial use is not permitted. Therefore, the applicant wishes to change the Secondary Plan designation from “Prestige Business Park” to “Business Park” in order to allow a stand alone warehouse/distribution facility, specifically, a Frito Lay warehouse of approximately 9290 square metres, as shown on Document 5. The applicant also proposes to introduce industrial uses which are yet to be determined. Although the proposed warehouse is intended to be located on the west part of the property, the amendment affects all of the land.
Companion Applications
The applicant has also submitted a Zoning By-law Amendment application and a Plan of Subdivision application for the subject lands. Both applications have been deemed “incomplete” due to the lack of some of the required submission materials.
DISCUSSION
Provincial Policy Statement
The Provincial Policy Statement (PPS) encourages municipalities to promote economic viability by providing for an appropriate mix and range of employment land to meet long-term needs. The PPS expects municipalities to maintain a range and choice of suitable sites for employment uses that support a wide range of economic activities. It requires municipalities to plan for, protect and preserve employment areas for current and future uses. Municipalities are authorized to establish more specific policies that are consistent with the policies contained within the PPS.
Official Plan and Secondary Plan Designation
In responding to PPS policies, the Official Plan identifies Employment Areas and Enterprise Areas within the Urban Area Boundary as a strategy to achieve long term economic prosperity and to maintain an adequate supply of suitable employment lands. The Employment Area, which is the designation of the subject property, typically provides large parcel sizes, reflective of user needs for employment activities and road access, and has the ability to accommodate at least 2,000 jobs. The Official Plan recognizes a variety of functions within Employment Areas in three categories: noxious industrial uses, non-noxious but incompatible industrial uses, and prestigious uses (office/clean industrial). In order to balance housing and employment opportunities in all urban communities outside the Central Area, the Official Plan designates at least one Employment Area in each urban community outside the Greenbelt. The 416 Business Park, including the subject property and large parcels of lands to the south, is one of the designated Employment Areas for South Nepean.
The Secondary Plan for South Nepean Urban Areas 9 and 10 was prepared by former City of Nepean and incorporated into the former Nepean Official Plan. The primary goal is to provide a land use, development and servicing strategy for the area located in the western part of South Nepean as shown on Document 2. The Secondary Plan identifies 185 hectares of lands that are located adjacent to the east of Highway 416 as Extensive Employment Areas, which are divided into two categories: Prestige Business Park to allow prestigious uses and Business Park to allow conventional industrial uses. The subject property is currently within the Prestige Business Park category.
Rationale to Refuse
1. Inconsistency with the Intent of the Secondary Plan
The Secondary Plan sets clear direction to identify the road corridor from Highway 416 to Strandherd Drive as an important gateway into South Nepean. A key objective of the Secondary Plan is to enable Strandherd Drive to be the gateway into South Nepean and to present a positive image of South Nepean from Highway 416 (Objectives 8 and 9). The Secondary Plan draws on the physical, locational, visual, and contextual factors further through supporting objectives, principles, and guidelines. Objective 10 is “to enhance views and vistas into and within South Nepean.” Section 3.1 lists a number of design and development principles to reinforce the above objectives. Section 3.2.1 states “it is important that the design elements of Strandherd Drive and those of the adjacent developments reflect consistent standard of quality and image” and further includes a series of urban design guidelines to specify treatments of design elements along Strandherd Drive, for example, “establish a design motif, character and level of quality that can be repeated at intersections along the length of Strandherd Drive.”
The recognition and emphasis of the gateway function for this part of road corridor is consistent with the Official Plan’s definition of a gateway as an important road or path, which serves as a major entry into the city, into a district, or into a local area. Gateways are also created where a road or path intersects with the edge of a district, and are often signified by entrance features. Policies and statements within Official Plan Section 2.5.1 and Annex 3 provide considerations which highlight the City’s desire to influence the built environment. Considerations to enhance the sense of community could be achieved by creating and maintaining places with their own distinct identity. Such considerations include but are not limited to recognizing gateways at main entry points into communities or districts and making them the focus for enhancements.
The road corridor from Highway 416 ramp to Strandherd Drive plays an essential role as the principle transportation route and represents a symbolic gateway location. The recognition and emphasis of the gateway is supported by Official Plan policies.
In addition to a series of urban design guidelines for Strandherd Drive as contained in Section 3.2.1, the Secondary Plan includes further policies to apply to the abutting employment lands to ensure proper uses are permitted at proper locations and design quality is achieved for developments along the gateway corridor. Distinctively, most lands located along the western ridge adjacent to Highway 416 and along Strandherd Drive, including the subject property, are designated Prestige Business Park and are “to present a corporate showcase and a high quality image of South Nepean”, except a small portion of limited commercial area to support employment uses. Within the Prestige Business Park designation, land uses are restricted to office and clean industrial, specifically: “research and development facilities; advanced technology industries and services; light manufacturing and production facilities; office; banks and financial services; private and commercial schools; and hotel and convention centre.” Under Section 3.2.3, urban design guidelines provide that “Prestige Business Park shall have large lots, low profile buildings and a high proportion of landscaped area. Large parking areas shall not be permitted adjacent to Strandherd Drive and small visitor parking areas should be visible and conveniently located”. In contrast to the Prestige Business Park designation, the Business Park designation, which allows conventional industrial uses including warehouse and light industrial, are found in more interior locations that are less visible from the highway or the gateway corridor. The land use restrictions and design guidelines for Prestige Business Park are not applicable for Business Park.
The Secondary Plan distinction between Prestige Business Park and Business Park serves a purpose to maintain a balance of lands to support both prestigious uses and conventional industrial uses while ensuring the intent of the gateway corridor is not compromised. Prestige Business Park lands, including the property subject to this discussion, are so designated based on their locational attributes and a high design quality expectation for developments within the lands.
The subject property is the first visible property within the urban area for traffic leaving Highway 416 and entering South Nepean. Changing the designation for the subject property from Prestige Business Park to Business Park will have a significant negative impact on the gateway function of this strategic location. The design expectation of Prestige Business Park is very different than what can be achieved through a warehouse and distribution centre. A warehouse is typically a windowless single-storey box with limited public access. It has numerous garage or service doors, which visually are the equivalent of blank walls. Inherently warehousing requires significant surface parking and loading areas, which limits opportunities for meaningful landscaping as evidenced in the conceptual site plan submitted by the applicant. Views presented by the proposed development will not enhance the experience entering the gateway. Approaching from Strandherd Drive and coming off the highway, views will be of a large parking field with stored commercial vehicles, mostly heavy trucks, and of a warehouse facility. The character of the proposed warehouse/distribution facility will not help achieve a high standard design but will compromise the consistency of design quality along the gateway corridor due to the scale, massing and lack of façade detail of the facility as well as the large parking field and arrangement of elements on the site, which are determined by the nature of the use.
2. Discrepancy with Employment Land Strategy (ELS)
One of the key objectives of the Official Plan is to ensure sufficient employment land supply over the long term. To inform the five year review of the Official Plan, Employment Land Strategy (ELS) Phase 1 was completed in 2008 with the intent to address the type of employment growth likely in Ottawa, and the characteristics and quality of the lands required to accommodate the projected growth. As part of the findings of the study, “federal government and IT high-tech have been the most significant contributors to Ottawa’s employment base”. Over the long term, it is projected that “by 2031, the four largest employment sectors will be: federal public administration; professional, scientific and technical services; health care and social assistance; and retail”. Traditional industrial uses, such as manufacturing, transportation, and warehousing, have not been found to be a major contributor to the City’s employment base and the trend is projected to continue.
The Secondary Plan intended to recognize the needs of a wide range of employment and business activities by identifying Prestige Business Park lands to support prestigious uses, such as government, professional and high-tech, and Business Park lands to support non-prestigious uses, such as transportation and warehousing. This distribution is consistent with findings from the ELS.
The ELS suggests that the traditional industrial sector typically has the need for locations that provide quick highway access and congestion free traffic flow, and parcel sizes and building configurations that could accommodate an evolving facility format. The Planning Rationale submitted by the applicant argues that the proposed warehouse/distribution facility needs to take advantage of the proximity to the Highway 416 interchange and cites the ELS in support of that. However because the proposed access is from the west end of O’Keefe Court, the actual distance to the interchange that trucks must travel is not closer than if the warehouse was located in the existing Business Park designation to the south. The Business Park lands to the south offer much larger parcels which can better accommodate a future evolving facility format and therefore are the more suitable location for such a facility.
The employment densities established by the ELS suggest that warehousing typically have a density of 25 jobs per net hectare. For prestigious uses the density is 100 to 150 jobs per net hectare. Under the current Prestige Business Park designation the subject property could contribute 1000 to 1500 jobs. The Planning Rationale submitted by the applicant suggests the density of the proposed warehouse/distribution facility is 45 jobs per net hectare, which is on the higher end within the range of a traditional industrial use. The Planning Rationale from the applicant further assumes very high gross floor areas for other parts of the property which indicates unrealistic employment densities that are never found in business parks – up to 500 jobs per net hectare. This may be presented to suggest that the entire site will provide a significant number of jobs despite the low numbers of the warehouse, but is proven to be erroneous by the ELS. As a matter of fact, the proposed change of designation would result in much fewer jobs for the property than what it was planned for.
3. Compatibility Concerns
3.1 Noise Concern
The City of Ottawa Environmental Noise Control Guidelines (the Guideline) requires a Noise Assessment to be submitted for noise generating uses for applications including an Official Plan Amendment. Because the proposed uses - warehouse and light industrial - are regarded as noise generating, a Noise Assessment Brief was requested and submitted. The Assessment concludes that the proposed warehouse/distribution facility is a Class I Facility and no residential buildings are located within the influence area of 70 metres, therefore according to the Guideline, a further Noise Control Detailed Study is not required. Staff requested further information to support the assumption that the proposed facility would be categorized as a Class I Facility, however the applicant argued that it is impossible at this time to specify warehouse operation details and what type of warehouse operation may or may not locate on these lands and was unwilling to provide the requested information.
Staff is of the opinion that giving the nature of warehousing and according to the applicant-submitted conceptual site plan (Document 5) which shows over one hundred truck parking spaces, there is a high potential of frequent movement of products and heavy vehicles and outdoor storage of trucks. The possibility of the proposal to qualify as a Class II Facility is high. As the final type and location of warehouse is not known, the Noise Assessment should reflect a "worst case" scenario. The warehouse facility is proposed to be located on the western part of the property; however the Amendment affects the whole site. The influence area suggested by the applicant, which is measured from the proposed parking/loading area of the warehouse, is incorrect and should actually be measured from the property line. The influence area for a Class II Facility is 300 metres which means 20 existing residential buildings will be located within the influence area. In situations like this, the Guideline requires a Noise Control Detailed Study to assess in more detail and precision the impact of all noise sources and to determine the appropriate layout, design and required control measures.
As the applicant is unable to provide sufficient information to measure the level of negative noise impacts, and is further unable to prove any of those impacts can be mitigated and through what mitigation methods, staff have deemed the submitted Noise Assessment Brief inadequate.
3.2 Traffic Concern
Associated with the concern of noise impacts, staff further conducted a review of a Transportation Impact Study (TIS) which was submitted by the applicant. The TIS assumes 10 per cent of total traffic will be heavy vehicles, however, due to the lack of accurate data, the TIS was unable to clarify the exact number of heavy vehicle traffic that will be generated by the proposed warehouse/distribution facility and industrial uses.
It appears from the conceptual site plan that over 100 truck parking spaces are proposed with the warehouse facility. Therefore the proposal has a high potential to generate a large number of heavy vehicle traffic. The site is across street from an existing residential area as well as planned future residential lands and a well used community park which also includes a recreational pathway. Both the residents and park users will need to access to their destinations via O’Keefe Court. As significant heavy vehicle traffic will be generated as a result of the proposed development, supporting information is required to demonstrate how the development can avoid conflicts and be compatible with existing and planned uses in the surrounding area.
The issues of noise impact and heavy vehicle concerns remain unresolved.
4. Inconsistency with Council Approved Motion
On April 27, 2005, City Council approved a series of motions to allow a gas station to be located at the northwest corner of Strandherd/Fallowfield intersection. Motion 2 states:
“WHEREAS, the Orchard Estates Community has expressed a concern with the respect to the noise, lighting, and traffic generated by the development of the Fallowfield Business Campus;
“BE IT THEREFORE RESOLVED that the Planning and Environment Committee recognize the importance of providing a landscaped berm of upwards to 30 ft to serve as a buffer, and/or screening between the community and the balance of the business park lands and direct the Planning and Growth Management Department to establish this concept as part of future site plan control approvals, and uphold the Prestige Business Park Zoning for the balance of the business park lands.
“AND BE IT FURTHER RESOLVED THAT the City examine the dedication of all or a portion of O’Keefe Court and the adjacent bike path property from Foxtail west to Lytle Park to the Orchard Estates Common property as a function of the site plan applications for the business park lands that abut O’Keefe Court.”
The concept plan for the proposal, as shown on Document 4, shows four vehicle entrances to the warehouse/distribution facility and other industrial uses are to be accessed from O’Keefe Court. This does not take into account the Motion noted above that O'Keefe Court may be closed from Foxtail west to Lytle Park and that business traffic may be redirected through the Prestigious Business Park lands. As the Council approved Motion has legal status, it is necessary to have regard to it when reviewing this application to ensure opportunities to implement the Council’s Motion are not compromised.
Conclusion
The proposed amendment to allow a warehouse/distribution facility and industrial uses does not meet the objectives of the Secondary Plan to present a positive image and a corporate showcase of South Nepean from Highway 416. It will impair the gateway function for this strategic location and impact the consistency of design quality along the gateway corridor. The Secondary Plan has already planned for "Business Park" lands to accommodate the proposed uses in proximity to the south, with convenient highway access. Changing the designation of the subject site as requested by the proposal will not achieve job generation objectives that the land was planned for. Potential noise and heavy vehicle traffic impacts to the adjacent residential uses are unable to be addressed, making the proposal potentially incompatible with the existing uses in the surrounding areas. The proposal is unable to respect the previously Council approved Motion regarding the site, which has legal status.
Based on the above stated reasons, staff recommend that the proposed amendment to the former City of Nepean Secondary Plan Areas 9 and 10 to change the land designation applying to the property at part of 4401 Fallowfield Road from “Prestige Business Park” to “Business Park” be refused.
ENVIRONMENTAL IMPLICATIONS
O’Keefe Municipal Drain which is a fish habitat bisects the subject property on a north/south alignment. The City is currently undertaking an Environmental Management Plan for the O’Keefe Drain catchment area which is yet to be finalized.
RURAL IMPLICATIONS
The subject property is adjacent to General Rural Area to the north.
CONSULTATION
Notice of this application was carried out in accordance with the City's Public Notification and Consultation Policy.
Staff received numerous comments from community groups as well as individuals. The issues can be summarized as follows:
1. The proposal is inconsistent with the Secondary Plan’s intent and the vision of the gateway.
2. The high-value, knowledge based employment has to be preserved for the property.
3. The concept plan is incompatible with the Motion previously approved by Council.
4. Allowing the proposal will set up a precedent for future amendments.
5. The proposed heavy industrial use is incompatible with the residential use.
6. Noise and light pollution will disturb the adjacent residents.
7. Trucks may short-cut through the residential area.
8. Truck traffic will endanger wild animals in the area.
9. During sports games, O’Keefe Court is used for parking occasionally. Trucks will not be able to safely travel this route during such times.
10. It is unsafe for a bike path to cross a truck route as proposed.
11. Many residents and children use O’Keefe to access to the Park. To allow a truck stop will cause serious safety concerns.
Detailed responses to the notification/circulation are provided in Document 5.
COMMENTS BY THE WARD COUNCILLOR(S):
“The Ward Councillor is aware of the proposal and DOES NOT support the proposal.”
LEGAL/RISK MANAGEMENT IMPLICATIONS:
Should the recommendation above be adopted and the matter appealed to the Ontario Municipal Board, it is anticipated that a three day hearing would result.
CITY STRATEGIC PLAN
The City’s Strategic Plan identifies the following priorities for Planning and Growth Management:
- become leading edge in community and urban design
- respect the existing urban fabric, neighbourhood form and …new growth is integrated seamlessly with established communities
- encourage the development of existing employment lands to promote job creation and minimize infrastructure costs
Staff’s analysis and recommendations for this proposal conform to the above noted priorities.
TECHNICAL IMPLICATIONS
N/A
FINANCIAL IMPLICATIONS
There are no direct financial implications associated with this report.
APPLICATION PROCESS TIMELINE STATUS
This application was not processed by the "On Time Decision Date" established for the processing of Official Plan amendments due to the complex nature of the proposal.
SUPPORTING DOCUMENTATION
Document 2 Secondary Plan Land Use Plan
Document 3 Consultation Details
Document 4 Concept Plan for the Proposal
Document 5 Frito Lay Warehouse Conceptual Site Plan
DISPOSITION
City Clerk and Solicitor Department, Legislative Services to notify the owner, applicant, OttawaScene.com, 174 Colonnade Road, Unit #33, Ottawa, ON K2E 7J5, Ghislain Lamarche, Program Manager, Assessment, Financial Services Branch (Mail Code: 26-76) of City Council’s decision.
Planning and Growth Management to prepare the by-law adopting the Official Plan Amendment, forward to Legal Services, and undertake the statutory notification.
Legal Services to forward the implementing by-law to City Council.
LOCATION MAP DOCUMENT 1
SECONDARY PLAN SCHEDULE A - LAND USE DOCUMENT 2
CONSULTATION DETAILS DOCUMENT 3
SUMMARY OF PUBLIC INPUT:
1. The proposal is inconsistent with the Secondary Plan’s intent and the vision of the gateway.
Staff response: Staff agrees.
2. The high-value, knowledge based employment has to be preserved for the property.
Staff response: The subject property is designated as Prestige Business Park which allows knowledge based employment uses and other prestigious uses.
3. The concept plan is incompatible with the Motion previously approved by Council.
Staff response: Staff agrees.
4. Allowing the proposal will set up a precedent for future amendments.
Staff response: Every proposal will be evaluated on its own background and context.
5. The proposed heavy industrial use is incompatible with the residential use.
Staff response: The proposal is for a warehouse facility and industrial uses. Staff agree that there are compatibility issues as noted in the report.
6. Noise and light pollution will disturb the adjacent residents.
Staff response: Noise impacts are evaluated as noted in the report. Light pollution concerns are not discussed due to the fact this matter is usually examined at the Site Plan Control stage.
7. Trucks may short-cut through the residential area.
Staff response: Truck traffic should follow designated truck routes which are outside the neighbourhood.
8. Truck traffic will endanger wild animals in the area.
Staff response: An Environmental Impact Statement (EIS), which could suggest whether wild animal safety will be a concern, is not required for this application because the property is not located in vicinity to any significant environment features.
9. During sports games, O’Keefe Court is used for parking occasionally. Trucks will not be able to safely travel this route during such times.
Staff response: As discussed in the report, the submitted Transportation Impact Study has not adequately addressed this concern.
10. It is unsafe for a bike path to cross a truck route as proposed.
Staff response: Staff generally agree. The submitted Transportation Impact Study has not adequately addressed this concern.
11. Many residents and children use O’Keefe to access to the Park. To allow a truck stop will cause serious safety concerns.
Staff response: Staff generally agree. The submitted Transportation Impact Study has not adequately addressed this concern.
COMMUNITY ORGANIZATION COMMENTS
Barrhaven Business Improvement
Association (BIA)
“Approval of the DCR Phoenix Applications would serve as a precedence for lower-level industrial applications on the full Prestige Business Park lands both North and South of Strandherd Drive, as well as on the Simplicity Property located on the West end of O’Keefe Court. This would create an industrial park at the gateway to not only our community, but to the City of Ottawa. The undersigned association opposes the subject Application, and requests that the planning principles as encapsulated in the existing Official Plan, Secondary Plan for Areas 9 and 10, and the Zoning Permitted Uses be preserved. The subject Application does not conform to, nor is compatible with, the vision of the Gateway to Nepean. The high-value, knowledge-based level of employment to be gained by the Barrhaven / South Nepean communities in the future development of the Prestige Business Park Lands, and specifically on the property designated as 4401 Fallowfield Road, must be preserved.”
Orchard Estates Community Association
“The Orchard Estates Community Association opposes the subject Application. We request that the planning principles as encapsulated in the existing Official Plan, Secondary Plan for Areas 9 and 10, and the Zoning Permitted Uses be preserved in their entirety, and as such that the Application be denied.
“The subject Application does not conform to, nor is compatible with, the vision of the Gateway to Nepean. The high-value, knowledge-based level of employment to be gained by the Barrhaven/South Nepean communities in the future development of the Prestige Business Park Lands, and specifically on the property designated as 4401 Fallowfield Road, must be preserved.
“Furthermore, the design plan and traffic patterns of the proposed warehouse/distribution Centre is incompatible with the Motion previously approved by Council (April 27, 2005) with regards to O’Keefe Court.
“It is the intention of the OECA to attend the Planning and Environment Committee hearing on the subject application, and the Association reserves the right to submit additional material supporting its position at that time. We respectfully request that we receive notice of public meeting(s) held by the Planning Branch to discuss this proposal, and a copy of the final decision.”
Cedarhill Community Association
“The undersigned association is a fully incorporated association in good-standing under the laws of the Province of Ontario. As the elected President of the aforementioned association, the Cedarhill community steadfastly and loudly opposes the subject Application, and request that the planning principles as encapsulated in the existing Official Plan, Secondary Plan for Areas 9 and 10, and the Zoning Permitted Uses be preserved.
“The subject Application does not conform to, nor is compatible with, the vision of the Gateway to Nepean. The high-value, knowledge-based level of employment to be gained by the Barrhaven / South Nepean communities in the future development of the Prestige Business Park Lands, and specifically on the property designated as 4401 Fallowfield Road, must be preserved.”
Glens Community Association
“The Glens Community Association opposes the subject Application. We request that the planning principles as encapsulated in the existing Official Plan, Secondary Plan for Areas 9 and 10, and the Zoning Permitted Uses be preserved in their entirety, and as such that the Application be denied.
“The subject Application does not conform to, nor is compatible with, the vision of the Gateway to Nepean. The high-value, knowledge-based level of employment to be gained by the Barrhaven / South Nepean communities in the future development of the Prestige Business Park Lands, and specifically on the property designated as 4401 Fallowfield Road, must be preserved.
Stonebridge Community Association
“The undersigned association opposes the subject Application, and requests that the planning principles as encapsulated in the existing Official Plan, Secondary Plan for Areas 9 and 10, and the Zoning Permitted Uses be preserved.
“The subject Application does not conform to, nor is compatible with, the vision of the Gateway to Nepean. The high-value, knowledge-based level of employment to be gained by the Barrhaven / South Nepean communities in the future development of the Prestige Business Park Lands, and specifically on the property designated as 4401 Fallowfield Road, must be preserved.”
West Barrhaven Community Association
“The undersigned association opposes the subject Application, and requests that the planning principles as encapsulated in the existing Official Plan, Secondary Plan for Areas 9 and 10, and the Zoning Permitted Uses be preserved.
“The subject Application does not conform to, nor is compatible with, the vision of the Gateway to Nepean. The high-value, knowledge-based level of employment to be gained by the Barrhaven / South Nepean communities in the future development of the Prestige Business Park Lands, and specifically on the property designated as 4401 Fallowfield Road, must be preserved.”
CONCEPT PLAN FOR THE PROPOSAL DOCUMENT 4
FRITO LAY WAREHOUSE CONCEPTUAL SITE PLAN DOCUMENT 5
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