Proposed UHAUL Burlington Interior Self Storage & Vehicle Rental Facility AMERCO Real Estate / UHAUL Co. 3267 Mainway Rd. Burlington, Ontario April, 2018 Prepared By: Strategy4 Inc.
1. Introduction: The following Planning Justification is submitted in support of a re-zoning application by UHaul Canada for lands on the North side of Mainway Road between Walkers Line & Guelph Line in the City of Burlington, ON. The intent of the re-zoning is to permit an interior self-storage warehouse and vehicle rental/sharing, sales, leasing and service facility. The primary uses can be described as selfstorage, and motor vehicle sales, rental/sharing, leasing and service. Ancillary uses can be described as office, retail (sales of packing & moving supplies), and retail propane dispensing. The proposed D& R area serves as semi industrial flex space for receiving as well as minor trailer modifications. The retail propane dispensing facility has a capacity of under 45,000 kg and is located over 140 metres from existing adjacent sing family residential dwellings. The motor vehicle sales, rental/sharing and leasing is as one would expect from Uhaul (rental of trailers, vans and trucks) while the service portion is not proposed to be for commercial purposes only for the vans, trucks and trailers in the UHaul fleet and all work will occur in the fully enclosed building on site. In addition to the office serving the interior self storage facility and retail propane facility, a regional office component is also proposed. This office will hold 20-30 professional jobs which would include Human Resources, Regional Managers, Customer Service, Computer Support, Traffic Analysis and the Marketing Company President. The motor vehicle service component is anticipated to generate 40 50 jobs in the areas of skilled and unskilled trades. The property is currently designated as General Employment in the Official Plan which permits a range of industrial, automotive, warehousing, storage and office uses. The property is zoned as GE2 General Employment Which permits storage and warehousing. However, motor vehicle leasing, rental/sharing and service and retail propane dispensing facility are not and therefore are the subject of this re-zoning. 1 P a g e
An analysis of the technical studies which accompany this file is included in this report under Section 10 Development Justification 2. Site Description: The subject lands are comprised of Lots 2 and 3, Registered Plan 1055 Burlington, ON. The subject parcel of land is located halfway between Walkers Line and Guelph Line on the North side of Mainway Drive. The parcel of land is approximately 3.31 hectares and is occupied by an existing building which formerly served as a tool and metal die casting and extruding facility (light manufacturing). Figure 1 of this report shows a wide context view of the site. 3. Site Context: The adjacent land uses are as follows: i. North: Zoned R4, with existing sing family, detached dwellings. ii. South: Zoned GE1, with existing industrial buildings across Mainway iii. East: Zoned GE2, with an existing industrial buildings. iv. West: Zoned GE2, with existing industrial buildings. The site is within one kilometre of Walkers Line to the East, and within one kilometre of Guelph Line to the West and within 2 kilometres of the Queen Elizabeth Highway (QEW). The site has direct access to arterial and major collector roads within Burlington and virtually direct access to major transportation routes serving the wider region and beyond. The proposed interior self storage warehouse and vehicle rental/sharing facility is located in a commercial / employment area but is also easily accessible to residents in a variety of surrounding neighbourhoods in Burlington, ON. Figure 2 of this report demonstrates the immediate site context and surrounding adjacent land uses. 4. Proposed Development: The existing building on site is intended to be re-purposed as an interior self-storage warehouse and motor vehicle sales, rental/sharing, leasing and service. The proposed development also contains several ancillary uses which are office, retail (sales of packing & moving supplies), and retail propane dispensing. The proposed D& R area serves as semi industrial flex space for 2 P a g e
receiving and minor trailer modifications.. Figure 3 site plan - of this report demonstrates the proposed site programs associated with the re-purposing of the existing building. The site statistics contain a breakdown of the floor area dedicated to each of the uses described in detail in this report. The Office area is to support the sale of storage lockers within the self-storage warehouse, rental/sharing of vehicles and purchase of propane from the propane distribution facility. Additionally, there is a regional office component which will hold 20-30 professional jobs in the areas of Human Resources, Regional Managers, Customer Service, Computer Support, Traffic Analysis and the Marketing Company President. The retail area forms a part of the sales, rental/sharing and leasing office and supports the vehicle rental/sharing component by selling packing and moving supplies such as boxes, foam wrap, moving carpets and tape. The dispatch and receiving area (D&R) provides a multi-purpose function. It serves as a loading and unloading area for deliveries of items to be sold in the retail area and also serves as an area where vehicle and trailer modifications are undertaken. The shop area supports vehicle and trailer modification which is not proposed to be for commercial purposes only for the vans, trucks and trailers in the UHaul fleet and all work will occur within the fully enclosed building on site. This element of the site program is anticipated to generate 40 50 jobs in the areas of skilled and unskilled trades. 5. The Provincial Policy Statement The Provincial Policy Statement (PPS) was updated and enacted on March 1, 2005. A further update to the PPS was enacted in April of 2014. The PPS is the lead land use planning document of the Province of Ontario. The PPS provides policy direction on matters of Provincial interest related to land use planning and development. The Planning Act R.S.O. 1990 states that all decisions affecting planning matters are to be consistent with the PPS and municipalities are to ensure their local planning documents/policies are consistent with the PPS and municipalities are to ensure their local planning documents/policies are consistent with these policies. The following policies are relevant to this re-zoning application: 3 P a g e
1.1 Managing and Directing Land Use to Achieve Efficient And Resilient Development and Land Use Patterns 1.1.1 Healthy, livable and safe communities are sustained by: a) Promoting efficient development and land use patterns which sustain the financial well-being of the Province and Municipalities over the long term. b) accommodating an appropriate range and mix of residential (including second units, affordable housing and housing for older persons), employment (including industrial and commercial) c) Avoiding development and land use patterns which may cause environmental or public health and safety concerns 1.1.3 Settlement Areas 1.1.3.3 Planning authorities shall identify appropriate locations and promote opportunities for intensification and redevelopment where this can be accommodated, taking into account existing building stock or areas, including brownfield sites, and the availability of suitable existing or planned infrastructure and public service facilities required to accommodate projected needs. 1.1.3.5 Appropriate development standards should be promoted which facilitate intensification, redevelopment and compact form while avoiding or mitigating risks to public health and safety. 1.2.6 Land Use Compatibility 1.2.6.1 Major facilities and sensitive land uses should be planned to ensure they are appropriately designed, buffered and/or separated from each other to prevent or mitigate adverse effects from odour, noise and other contaminants, minimize risks to public health and safety, and to ensure the long term viability of major facilities. 4 P a g e
1.3 - Employment 1.3.1 - Planning authorities shall promote economic development and competitiveness by: a. Providing for an appropriate mix and range of employment (including industrial, commercial and institutional uses) to meet long term needs; b. Providing opportunities for a diversified economic base, including maintaining a range and choice of suitable sites for employment uses which support a wide range of economic activities and ancillary uses, and take into account the needs of existing and future businesses. The proposal to allow for an interior self-storage and vehicle rental/sharing facility with ancillary uses can be seen as supporting and furthering the objectives of the PPS by promoting the efficient use of existing developed lands, re-purposing an existing building which has been vacant thereby contributing to Burlington s economic base, keeping the subject lands within the City s employment lands base, and implementing appropriate development standards such as separation distances, and screening and buffering in order to avoid land use conflicts and risks to human health as it relates to existing, adjacent sensitive land uses. 6. Growth Plan for the Greater Golden Horseshoe Places to Grow A Guide to the Growth Plan for the Greater Golden Horseshoe (Places to Grow Plan) legislation from the Province of Ontario through the Ministry of Public Infrastructure Renewal was released on June 16 th, 2006. Since that time the Growth Plan was updated with an Office Consolidation in 2013 and most recently, a complete overhaul as part of the 2017 coordinated land use planning review by the Province. The Places to Grow Plan provides a framework for implementing the Province s vision for building stronger, prosperous communities by better managing growth in this region to 2041. The Plan will guide decisions on a wide range of issues transportation, infrastructure planning, land-use planning, urban form, housing, natural heritage and resource protection in the interest of promoting economic prosperity. 5 P a g e
The principal of building stronger, prosperous communities in the Region is based on the principal of directing and managing density and growth. The guiding principles from the Growth Plan that are relevant to the proposed development are outlined below: 1.2.1 Guiding Principals Support the achievement of complete communities that a designed to support healthy and active living and meet people s needs for daily living through an entire lifetime. Provide flexibility to capitalize on new economic and employment opportunities as they emerge 2.2 Policies for Where and How to Grow 2.2.1 Managing Growth 2.2.1.2.a The vast majority of growth will be directed to settlement areas that: i) Have a delineated built boundary; iii) Can support the achievement of complete communities 2.2.1.4 Applying the policies of this plan will support the achievement of complete communities that: a) feature a diverse mix of land uses, including residential and employment uses, and convenient access to local stores, services and public service facilities. 2.2.5 Employment 2.2.5.1 Economic development and competitiveness in the GGH will be promoted by: 6 P a g e
a) making more efficient use of existing employment areas and vacant and underutilized employment lands and increasing employment densities; b) Ensuring the availability of sufficient land, in appropriate locations, for a variety of employment to accommodate forecasted employment growth to the horizon of this plan; d) integrating and aligning land use planning and economic development goals and strategies to retain and attract investment and employment. 2.2.5.7 Municipalities will plan for all employment areas within settlement areas, with the exception of any prime employment areas, by: a) Prohibiting residential uses and limiting other sensitive land uses that are not ancillary to the primary employment use; b) Prohibiting major retail uses or establishing a size or scale threshold for any major retail uses that are permitted and prohibit any major retail uses that would exceed that threshold; and c) Integrating employment areas with adjacent nonemployment areas These principles are similar to those in the Provincial Policy Statement, outlined in previous Section 5, and are similarly support the proposed development by re-developing an existing employment property within the built up area, leaving the subject lands within the employment land base of the City of Burlington, furthering the goal of creating complete communities by 7 P a g e
locating the proposed use within a short drive (less than 5 km) from the majority of residents in Burlington, and by limiting the impact of the proposed development on adjacent sensitive land uses as detailed in the development justification portion of this report. 7. The Regional Plan: The Regional Official Plan (ROP) is Halton s guiding document for land use planning. It contains the goals, objectives, and policies that manage growth and direct physical change and its effects on the social, economic and natural environment of the Region. The ROP is reviewed periodically to ensure that it remains responsible to Halton s needs and the vision of Regional Council. The last review called Sustainable Halton was undertaken to update the Halton Region Official Plan (2006). It culminated on December 16, 2009 with Regional Council unanimously adopting Regional Official Plan Amendment No. 38 (ROPA 38). In 2011, the Province modified and approved ROPA 38. This decision was subsequently appealed in its entirety to the Ontario Municipal Board (OMB). The OMB hearing process to address the appeals began in mid-2012 and are currently on going. On January 13, 2016, the OMB issued an Order confirming the approvals in principal it granted on May 7, 2015, June 15, 2015 and September 28, 2015. This is in addition to Orders dated March 17, 2015, October 2, 2014 and February 4, 2014. Section 51 of the ROP speaks to the land use designations contained throughout the Regional structure. The subject property is shown on Figures 4 & 5 Regional Structure & Regional Land Use, respectively as being within the Halton Region Urban Area as defined by the Halton Urban Structure Plan (1995) and the Sustainable Halton Plan (2009, ROPA 38). The property is also noted as having an employment overlay. 8 P a g e
The sections of the Regional Plan that are relevant to the proposed re-zoning of the site to allow the proposed interior self-storage and vehicle rental/sharing facility with ancillary uses are as follows: TABLE 1 POPULATION AND EMPLOYMENT DISTRIBUTION Population Employment 2006 2031 2006 2031 Municipality Burlington 171,000 193,000 88,000 106,000 Oakville 172,000 255,000 82,000 127,000 Milton 56,000 238,000 28,000 114,000 Halton Hills 58,000 94,000 20,000 43,000 Halton Region 456,000 780,000 218,000 390,000 Sections 72 77 Urban Area Polices 72(1) To accommodate growth in accordance with the Region's desire to improve and maintain regional unity, retain local community identity, create healthy communities, promote economic prosperity, maintain a high quality, sustainable natural environment, and preserve certain landscapes permanently. 72(8) To promote the adaptive re-use of brownfield and greyfield sites. 72(10) To provide for an appropriate range and balance of employment uses including industrial, office and retail and institutional uses to meet long-term needs. 72(10.1) To direct where employment uses should be located and to protect areas designated for such uses. 75. The Urban Area is planned to accommodate the distribution of population and employment for the Region and the four Local Municipalities as shown in Table 1 and the Regional phasing as shown in Table 2a. 76 The range of permitted uses and the creation of new lots in the Urban Area shall be in accordance with local Official Plans and Zoning By- Laws 9 P a g e
Sections 77 Employment Policies 77.1 The objectives of the Employment Areas are: 77.1(1) To ensure the availability of sufficient land for employment to accommodate forecasted growth to support Halton s and its Local Municipalities economic competitiveness. 77.1(2) To provide, in conjunction with those employment uses within the residential and mixed use areas of the communities, opportunities for a fully-diversified economic base, including maintaining a range and choice of suitable sites for employment uses which support a wide range of economic activities and ancillary uses, and take into account the needs of existing and future businesses. 77.1(3) To locate Employment Areas in the vicinity of existing major highway interchanges and rail yards, where appropriate, within the Urban Area. 77.4 It is the policy of the Region to: 77.4(1) Prohibit residential and other non-employment uses including major retail uses in the Employment Areas except: a) to recognize uses permitted by specific policies of a Local Official Plan on December 16, 2009; or 77.4(2) Plan for, protect and preserve the Employment Areas for current and future use. 77.4(3) Ensure the necessary infrastructure is provided to support the development of the Employment Areas in accordance with policies of this Plan. 89(3) Require that approvals for all new development within the Urban Area be on the basis of connection to Halton's municipal water and wastewater systems, unless otherwise exempt by other policies of this Plan 156(1) Require all proponents of development to have regard for the Healthy Communities Guidelines in considering and providing physical design features that promote safety and security. 10 P a g e
The proposed development provides for the adaptive re-use of an existing, vacant building for employment and employment related purposes within a designated employment area within the designated urban area. The proposed use is located within close proximity to major arterial roads within the municipality and in close proximity to the provincial highway system as called for by the employment policies of the Regional Official Plan. The proposed warehouse use with ancillary office and retail are permitted by the local Burlington Official Plan as detailed in the following section. The proposal is therefore in conformity with the Region of Halton s Official Plan. 7.1 Halton Region s Healthy Communities Guidelines The purpose of Halton Region s healthy communities guidelines is to identify attributes of a healthy community so that the Region and Local Municipalities can work together during area-specific plans and long range planning policy review processes to achieve healthy communities. These guidelines as described above are not specifically focused on site by site development but warrant a brief exploration and commentary based upon section 156(1) of the Regional Official Plan. Sections 1.2.1 and 1.2.2 of the guidelines relate to the Provincial Policy Statement and Growth Plan for the Greater Golden Horseshoe respectively. These policies have been analysed in the earlier sections of this report and conformity of the rezoning to the related policies of those documents demonstrated. Section 1.2.3 of the guidelines pertains to the Regional Official Plan, an analysis of which has been undertaken above as it relates to conformity of the proposed re-zoning. Section 2.0 of the guidelines deal with the attributes of a healthy community which are listed as follows: Built Environment, Mobility, Natural Environment & Open 11 P a g e
Space, Human Services, Sustainable Design, Economy, Community Food Supply. Of these categories, Built Environment, Sustainable Design and Economy are relevant to the subject re-zoning. Built Environment The nature of the proposal as a re-development and adaptive re-use of an existing vacant building is directly in conformity with the built environment section of the Region s guidelines. The proposal contains a mix of uses which are supportive of the employment nature of the area. At the site plan stage, the development proposal will demonstrate significant upgrades to both the appearance of the building and the landscaped appearance of the property. The urban forest is noted as a key component of the built environment. While several tree injuries are anticipated, the development proposal proposes the retention of all existing, mature vegetation on site. Sustainable Design The nature of the existing site and of the proposed development contains opportunities for the implementation of low impact design standards. It is anticipated that this may be explored as a part of the site plan process. Economy The proposal to adaptively re-use an existing building for employment purposes, in an employment area, furthers the goals of the Region s Healthy Communities Guidelines by locating an employment use in an area designated for such uses thereby contributing to the balance of employment within the City and across the Region. 12 P a g e
8. The Official Plan & Secondary Plan: The subject lands are identified in the City of Burlington s Official Plan, October 24 th, 2008, as being within an Employment Precinct and designated as General Employment. The site is shown in the context of the Official Plan Mapping as Figure 6 to this report. Relevant extracts from the Official Plan (OP) are as follows: 3.0 Employment Lands: The lands identified as Employment Lands on Schedule A, Settlement Pattern are the main locations where office and industrial activities will occur. In order to recognize the needs of existing and future employment activities and to address concerns over land use compatibility and function, employment land uses are provided for under two land use designations on Schedule B, Comprehensive Land Use Plan Urban Planning Area: General Employment and Business Corridor. These designations are based on a range of permitted uses, the scale and intensity of the development allowed, the design standards that shall apply and the potential effects of these uses on adjacent uses. 3.1 Principals: a. Burlington s employment and economic base shall be strengthened by providing a municipal environment that encourages the establishment, retention and expansion of businesses and institutions. b. The economic strength of the City shall be improved by increasing job opportunities and expanding the assessment base through employment and economic development. c. Economic development shall occur within the context of a balanced consideration of physical, social, economic and environmental demands and constraints. 13 P a g e
d. Employment activities shall develop and operate in a fashion that is compatible with other land uses, especially residential. e. A full range of industrial/manufacturing and office uses and related services shall be permitted in Employment Lands. 3.2.1 Objectives: c. To encourage, through the implementation of site plan control and urban design policies, aesthetically pleasing development in the City, especially along major roads. e. To limit the amount of retail and service commercial use floor space in areas designated for employment and office developments to maintain their long-term viability. 3.2.2 Policies: b. A maximum of 15 per cent of the total floor area of an industrial or office building in a General Employment or Business Corridor may be used for the purposes of the display and/or for the retail sale of products manufactured, processed, fabricated or assembled on the premises. In the case of industrial and office uses using less than 1,000 sq. m of total floor area, up to 25 per cent of the total floor area may be used for the display and/or for the retail sale of products manufactured, processed, fabricated or assembled on the premises. c. Where development abuts existing or future residential areas, landscaping and other site plan design elements shall be required in order to create an aesthetically pleasing environment for the residents. 14 P a g e
3.3 General Employment Designation: 3.3.1 Objectives: a. To separate General Employment areas from other sensitive land uses, particularly residential, due to potential negative effects. b. To provide some locations in the General Employment designation for low-intensity, industrial uses, and offices that have a limited effect on the surrounding environment and that are generally smallscale. These uses can usually be located close to other land uses, including residential land uses, without significant conflicts if appropriate site plan design features are used and if appropriate mitigation measures are incorporated. 3.3.1 General Policies a. The following permitted uses may be permitted within the General Employment designation: (i) industrial uses that involve assembling, fabricating, manufacturing, processing, warehousing and distribution uses, repair activities, communications, utilities, transportation, storage, service trades and construction uses; offices uses; research and information processing; recreational uses; large scale motor vehicle dealerships; and adult entertainment uses. (iii) in locations adjacent to residential areas, only uses that would have a limited impact on the surrounding area will be permitted; and d. The retail and service commercial uses permitted under Part III, Subsection 3.3.2 a) (ii) shall be subject to the following: (i) such uses shall be ancillary to, and primarily serve, uses, businesses 15 P a g e
and employees within the surrounding employment area; OPA 55 (ii) such uses shall only be permitted on lands having one or more buildings with a total floor area greater than 3,000 sq. m; (iii) no more than 15 per cent of the total floor area of any one building shall be used for ancillary uses, except that a restaurant may occupy up to 100 per cent of the total floor area of any one building if the total floor area of all buildings on the site is greater than 3,000 sq. m., if the total floor area of all restaurants does not exceed 15 per cent of the total floor area of all buildings on the site, and if the site abuts and has vehicular access to a major arterial, multi-purpose arterial or minor arterial road; and OPA 55 (iv) automotive related uses such as gas stations and car washes are not subject to clauses (ii) and (iii). f. The design and development of General Employment areas shall ensure compatibility between the General Employment areas and adjacent land uses. The following site design and development factors shall be considered for new and/or expanding General Employment uses: (i) off-street parking shall be located away from adjacent uses; (ii) loading areas shall be located to avoid conflict between pedestrian and vehicular traffic away from adjacent residential areas and adjoining roads; (iii) outdoor storage areas shall be fenced and/or screened; 16 P a g e
(iv) the number and location of vehicular access points shall be limited to minimize disruption to traffic flows; (v) lighting shall be directed to minimize impacts on adjacent residential uses; (vi) the proposal provides convenient access to public transit services; (vii) the proposal includes features to promote public safety; (viii) off-street parking areas, loading areas and site service areas shall be landscaped; and (ix) urban design considerations contained in Part II, Section 6.0. The proposed development application proposes the adaptive re-use of an existing building which has been vacant for some time and therefore furthers the Official Plan Objective of strengthening the City s job and assessment base. The proposed storage and warehousing uses are permitted under the Official Plan General Employment Policies. While not represented in the technical studies accompanying this application, it is anticipated that UHaul will undertake building and landscaping related upgrades as part of the site plan control application which will follow this rezoning application which will directly further the Official Plan objectives for employment areas contained in section 3.2.1. The office and retail uses of the development comprise 1.9% of the total GFA (284.70 sq m of a total 14,493.40 sq m) of the building and therefore are in compliance with the Official Plan policies limiting retail sales in industrial/employment areas. 17 P a g e
The automotive rental/sharing and service uses are permitted under the Official Plan but not the zoning by-law. Likewise, the retail sale of propane is permitted under the official plan but not under the zoning by-law. The application is accompanied by technical documentation which justifies the proposed re-zoning as being in conformity with the Official Plan, Regional Plan, Growth Plan and PPS as follows: 9. Development Justification: 1. Land Uses: The proposed storage warehouse with ancillary office and retail uses as outlined in this report are in conformity with the Provincial Policy Statement, the Growth Plan for the Greater Golden Horseshoe, The Regional Plan, and the City of Burlington Official Plan. The implementing document, the zoning bylaw, does not list the proposed vehicle rental/sharing, leasing and service and the retail sale of propane uses as being permitted. These uses form the subject of the zoning by-law amendment as outlined in the introduction of this report. The following outlines the justification to allow these use permissions to be added to the site, by means of a zoning amendment: 1. Context: the site is in the midst of an established industrial / employment area, and is appropriately located adjacent to a major road as well as in close proximity to the system of Provincial highways. The site is in close proximity to surrounding residential areas which it proposes to serve. 2. Uses & Technical Documents Analysis: The proposed motor vehicle leasing and rental/sharing use, motor vehicle repair use, and retail propane facility are supported and justified by a series of accompanying technical documents as follows. 18 P a g e
a. Site Plan The site plan accompanying this application demonstrates the existing landscaped area at the rear of the property, which contains many mature trees, as being retained entirely. Parking of vehicles for rental/sharing and leasing is proposed to occur at a significant distance away from the adjacent site interface with sensitive residential uses and with benefit of the existing adjacent landscaped area to be maintained. These aspects of the site design further the objectives of section 3.3.1.f of the Official Plan and serve to justify the proposed uses being sought through rezoning. b. Arborist Report and Tree Preservation Plan This technical document expands on the general information demonstrated on the proposed site plan by analyzing all trees on site. In general, all trees on site are to be retained. This aspect of the proposal furthers official plan objectives contained in section 3.3.1.f which indicate that General Employment areas should be designed with compatibility with adjacent sensitive uses in mind. c. Floor Plans The floor plans accompanying this application demonstrate the proposed D& R Area and the proposed Shop area as being where vehicle repair and modification will occur. It should first be noted that these uses are not commercial in nature as they will only service and modify trucks, vans and trailers contained in the UHaul fleet. It should secondly be 19 P a g e
noted that all vehicle modification activities will occur within the fully enclosed building. d. Noise Report The noise report provides an overview of the noise generated by roof top equipment and vehicular traffic. The noise study furthers the compatibility objectives of the official plan by concluding there is no adverse impact from the proposed development on adjacent sensitive uses. e. Lighting Plan The lighting plan by Uhaul demonstrates the site lighting regime as being upgraded. The upgraded lighting scheme provides for increased visible and therefore safety in the vicinity of the site and directly supports Official Plan objective 3.3.1.f(vii). f. Landscape Concept The proposed landscape concept, which is anticipated to be expanded upon at site plan approval stage, demonstrates the proposed landscape to be upgraded and therefore furthers Official Plan Objectives on Urban Design. g. Traffic Impact and Parking Justification This re-zoning application includes provision of a site specific parking count. The traffic report derives its recommendations from two comprehensive proxy studies completed for similar sites. One of these sites is within the boundaries of the City of Burlington and was used to implement a similar proposal in Milton, Ontario. That proposal has since been constructed and is functioning as intended with no adverse impact on adjacent properties. 20 P a g e
h. Risk Assessment Documents The application is accompanied by a land use separation and risk analysis (MIACC& D-6 documents) which demonstrate that the proposed facility, specifically the retail sale of propane, can comply with the Ministry of Environment s separation guidelines for adjacent single family residential. Notwithstanding the use provisions, the retail propane facility also complies with the City s as of right zoning setbacks for a retail propane facility. i. Functional Servicing Report The functional servicing report accompanying this application demonstrates that the site can be fully serviced with urban water, sanitary and storm services in compliance with the City of Burlington Official Plan, Halton Region Official Plan, the Growth Plan and PPS. 21 P a g e