Proposed Industrial Development 12400 Coleraine Drive Parking Study
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PROPOSED INDUSTRIAL DEVELOPMENT 12400 COLERAINE DRIVE PARKING STUDY Bolton, Town of Caledon Prepared For: Triovest Realty Advisors Inc. July 10, 2019 © BA Consulting Group Ltd. 45 St. Clair Avenue West, Suite 300 Toronto, ON M4V 1K9 www.bagroup.com TABLE OF CONTENTS 1.0 INTRODUCTION .................................................................................................... 1 2.0 BUILDING 1 ........................................................................................................... 1 3.0 MUNICIPAL PARKING REQUIREMENTS ............................................................ 2 4.0 TRANSPORTATION CONTEXT ............................................................................ 6 4.1 Existing Street System ............................................................................... 6 4.2 Area Transit Service ................................................................................... 7 5.0 PARKING UTILIZATION SURVEYS ...................................................................... 8 5.1 Employee Parking Assessment ................................................................. 11 6.0 MINOR VARIANCE APPROVAL–10793 STEELES AVE., HALTON HILLS ...... 12 7.0 OPINION AND CONCLUSION ............................................................................. 13 PARKING JUSTIFICATION JULY 2019 6900-21 P:\69\00\21\Report\Parking\Parking Study.docx LIST OF TABLES Table 1 Site Data – Proposed Buildings ............................................................................................. 1 Table 2 Employee Data ....................................................................................................................... 2 Table 3 Municipal Parking Standards – Zoning By-law 2006-50 ........................................................ 2 Table 4 Municipal Parking Requirements – Zoning By-law 2006-50 .................................................. 3 Table 5 8039 Fifth Line, Halton Hills – Parking Demand, October 20, 2015 ...................................... 8 Table 6 8039 Fifth Line, Halton Hills – Parking demand, October 20, 2015 ....................................... 9 Table 7 8039 Fifth Line, Halton Hills – Summary Results, October 20, 2015 .................................... 9 Table 8 6800 Maritz Drive, Mississauga – Summary Results, November 21, 2013......................... 10 LIST OF FIGURES Figure 1: Site Location .......................................................................................................................... 4 Figure 2: Site Plan ................................................................................................................................. 5 TABLE OF APPENDICES APPENDIX A: MARS Canada Inc. Letter APPENDIX B: GO Transit – Route 38 APPENDIX C: Halton Hills Committee of Adjustment Decision, December 22, 2015 Re: Minor Variance for 10793 Steeles Avenue PARKING JUSTIFICATION JULY 2019 6900-21 P:\69\00\21\Report\Parking\Parking Study.docx 1.0 INTRODUCTION BA Consulting Group Ltd. (“BA Group”) is retained by Triovest Realty Advisors Inc. to undertake a parking study in support of the proposed industrial development located at the northwest corner of Coleraine Drive and George Bolton Parkway in Bolton. The general location of the site is illustrated in Figure 1. The development proposal includes approximately 118,982.63 m2 (1,280,718 ft2) of employment uses in three (3) buildings. George Bolton Parkway will be extended west of Coleraine Drive for approximately 350 metres with a closed end (cul-de-sac) at the west terminus. Traffic control signals will be installed at the Coleraine Drive / George Bolton Parkway intersection. The development will be well served by direct vehicular access driveways onto the westerly extension of George Bolton Parkway. Also, secondary unsignalized driveways are proposed onto Coleraine Drive north of George Bolton Parkway. Only right turn movements will be permitted at the Coleraine Drive access driveways. The proposed buildings are illustrated on Figure 2. Floor areas for each building are summarized below in Table 1. TABLE 1 SITE DATA – PROPOSED BUILDINGS Buildings Proposed GFA m2 Proposed GFA ft2 Building ‘1’ Warehouse - 82,699.99 m2 (Office = 2,122.39 m2 (<15%)) 890,175 ft2 Building ‘2’ Warehouse - 22,622.13 m2 (Office = 2,165.92 m2 (<15%)) 243,503 ft2 Building ‘3’ Warehouse - 13,660.51 m2 (Office =1,070.68 m2 (<15%)) 147,041 ft2 Total 118,982.63 m2 1,280,718 ft2 2.0 BUILDING 1 Building 1 will be MARS Canada Inc. (“MARS”) new Distribution Centre. MARS is a global company who manufactures well-known products that are sold around the world. The Canadian division manages the entire supply chain of products through their logistic operations to ensure that major customers’ requirements are met in a timely manner. MARS have confirmed that 190 employees will occupy the new Distribution Centre during the peak season representing.an increase of approximately 52 percent more than the existing facility. Employee data, as set out in the MARS Canada Inc. letter of February 4, 2019 (Appendix A) are summarized in Table 2. The warehouse will operate 24 hours per day, 7 days per week with three employee shifts. Office hours for both the warehouse and Co-pack operations will be 8:00 am to 5:00 pm, Monday to Friday. Co-pack operations will be done 16.5 hours per day Monday to Friday with two employee shifts. There is a gap of 30 minutes between shifts to avoid overlapping. PARKING JUSTIFICATION JULY 2019 6900-21 1 TABLE 2 EMPLOYEE DATA Location Days of Operation Hours of Operation # of Shifts/Day Employees 3PL Office Monday – Friday 8am - 5pm 1 20 3PL Warehouse 24 / 7 24 / 7 3 70 Co-pack Office Monday – Friday 8am - 4pm 1 10 Co-pack Production Monday – Friday 7am - 11:30pm 2 120 During the peak season months for MARS Co-pack operations, i.e., October, November and March, the total number of employees at the new Distribution Centre is expected to be 190 employees, i.e., 35 employees for the Logistics management team and 120 employees for the Co Pack operation and 35 employees in the warehouse. Peak season for the warehouse operations would be June to October. 3.0 MUNICIPAL PARKING REQUIREMENTS The applicable parking requirement for the proposed development is 845 parking spaces based upon the applicable Town of Caledon Zoning By-law No. 2006-50, as amended, including 537 spaces,184 spaces and 124 spaces for Buildings 1, 2 and 3, respectively. Municipal parking standards and requirements in accordance with By-law 2006-50 are summarized below in Tables 3 and 4. TABLE 3 MUNICIPAL PARKING STANDARDS – ZONING BY-LAW 2006-50 Purpose or Use Applicable Parking Spaces Required (By-law 2006-50) a) If associated office or retail net floor areas are 15% or less of the total net floor area: Up to 7,000 m2 – 1 parking space per 90 m2 net floor area or portion thereof, 7,000 to 20,000 m2 – 78 parking spaces, plus 1 parking space per 145 m2 of net floor area or portion thereof over 7000 m2 - Warehouse Over 20,000 m2 – 168 parking spaces, plus 1 parking space per - Transportation Depot 170 m2 of net floor area or portion thereof over 20,000 m2 b) If associated office or retail net floor areas are more than 15% of the total net floor area: In addition to the standards contained above in (a), the applicable net floor areas exceeding 15% shall be subject to the applicable office or retail parking requirements. PARKING JUSTIFICATION JULY 2019 6900-21 2 TABLE 4 MUNICIPAL PARKING REQUIREMENTS – ZONING BY-LAW 2006-50 Parking Buildings Required Parking Provided Building 1 Warehouse 82,699.99 m2 20,000 m2 168 spaces Office (<15%) 2,122.39 m2 279 spaces (82699.99 – 20000 – 348.46) / 170 m2 369 spaces Service Area – 348.46 m2 Total 537 spaces Building 2 Warehouse 22,622.13 m2 20,000 m2 168 spaces 189 spaces Office (,15%) 2,165.92 m2 (22,622.13 – 20,000) / 170 m2 16 spaces Total 184 spaces Building 3 Warehouse 13,660.51 m2 Between 7,000 and 20,000 78 spaces 126 spaces Office (,15%) 1,070.68 m2 (13660.51 – 7000) / 145 m2 46 spaces Total 124 spaces TOTALS 118982.63 m2 845 spaces 594 spaces The Site Plan (Figure 2) for the proposed development makes provision for 279 parking spaces for Building 1, which is significantly less than the required parking supply of 537 spaces, but satisfies the required parking for the specific uses. The Site Plan also makes provision for 189 spaces for Building 2 and 126 spaces for Building 3, which satisfy the Zoning By-law requirement. After reviewing the number of employees and parking supply at MARS existing facility in Bolton, which has 125 employees during the peak season, a parking standard based upon the employee demand will more appropriately reflect the particular operating characteristics of the use than a parking standard established using the Zoning By-law standard. Adoption of the Town’s standards would clearly overstate the parking requirement for the new Distribution Centre. Our findings indicate that a parking supply of 594 parking spaces will adequately address the parking requirements of the proposed development. The details of our analysis are outlined herein. The proposed supply will be sufficient for the development and is supported based upon consideration of the following factors: Parking Management practices by the single tenant in Building 1; parking utilization surveys at comparable industrial development; and comparison with approved developments. Three hundred and eighty-six (386) trailer parking positions are proposed at the new Distribution Centre. This total represents an increase