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BTB Real Estate Investment Trust. Proposed Comprehensive Redevelopment at the South West Corner of 805 Boundary Road and Marleau Avenue, Cornwall Ken Bedford, MCIP, RPP Supervisor – Planning Division PAC File Z-04-13. BTB Business (Industrial) Park Plaza Project. Project Proposal
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BTB Real Estate Investment Trust Proposed Comprehensive Redevelopment at the South West Corner of 805 Boundary Road and Marleau Avenue, Cornwall Ken Bedford, MCIP, RPP Supervisor – Planning Division PAC File Z-04-13
BTB Business (Industrial) Park Plaza Project Project Proposal • Proposal by BTB (REIT) for a Comprehensive Redevelopment to create a Business (Industrial) Park Plaza at the south west corner of Boundary Road and Marleau Avenue • A four pad (Blocks “A-D”) multi-phase construction project, totalling approximately 22,790 square metres (245,310 sq. ft.) of Gross Floor Area (GFA), commencing with Block “D” a complete retrofit/refacading of the existing warehouse building at 805 Boundary Road • The approximate 7 hectares (17 acres) is underutilized and presently realizes a lot occupancy of only 12-14% with the existing building. Full proposed build-out will see an approximate lot occupancy of 33%, representing an appropriate optimization of the parcel.
BTB Real Estate Investment Trust • Subject property situated at the “Eastern Gateway to the City of Cornwall Planned Business (Industrial) Park, at the boundary of Cornwall and the Township of South Glengarry. • Lands west of Boundary Road, in the Business Park, are designated as “Industrial” (IND.) in the City of Cornwall (2002) Official Plan.
BTB Real Estate Investment Trust • The present on-site zoning of Manufacturing (MFR 40) represents the general Industrial-type zone for the Business Park and allows for a traditional portfolio of permitted uses, typically expected in past years in such a planned area. • The request by BTB is to propose an expansion of the range of permitted uses in the MFR 40 zoning, in order to effectively/successfully market the redevelopment initiative, while respecting the “Industrial” Plan Function in the Park.
BTB Real Estate Investment Trust PPS’s • The Provincial Policy Statements (PPS’s) as a provincial interest promote smart growth and sustainability of Community “Employment Areas” (Employment Lands), such as the Planned Business Park. • The BTB proposal provides for diversified economic base opportunities, including a range and choice such as this suitable site for employment uses, but maintaining the focus of the “Employment Areas” (policy 1.3.1. of PPS).
BTB Real Estate Investment Trust PPS’s (continued) • Sufficient land shall be made available through intensification and redevelopment to accommodate an appropriate range and mix of employment opportunities… (policy 1.1.2 of PPS). • As a result of these types of Policies BTB and the Business Plaza project are deemed to be in conformity with the PPS’s.
BTB Real Estate Investment Trust O.P. • The “Industrial” (IND.) designation of the Cornwall Official Plan (O.P.), as stated, is to remain on-site effectively maintaining its Industrial-based Plan Function.
BTB Real Estate Investment Trust O.P. (continued) • Some major goals of the O.P. “IND” section are to: • Ensure sufficient land and services to accommodate and attract future industrial/business development. • Provide industrial/business sites of sufficient size and appropriate facilities. • Ensure attractive industrial/business developments and industrial/business parks.
BTB Real Estate Investment Trust O.P. (continued) • Various O.P. policies promote inclusion of a mix of Service and General Industrial activity in the Business Park (4.8.3.2 and 4.8.3.3. of the O.P.). • Infilling, intensification and a high standard of development and maintenance of Park properties are in support of the BTB concept (i.e. 4.8.3.8, 4.8.3.14 and 4.8.3.17). • Both Planning and Economic Development are supportive of the proposal, while considering the BTB initiative as a “Model” project to serve the needs of the Business Park.
BTB Real Estate Investment Trust ZONING • The new zoning mix respects the Manufacturing basis of the MFR 40 zone, but offers added/new flexibility in the range of use for such a Business (Industrial) Plaza development. • All the new added uses to the MFR 40 zone can be found in some form in other manufacturing-based (MFR 10, 20 and M.S.) zones.
BTB Real Estate Investment Trust Zoning (continued) • The new hybrid zone is considered by Planning as a “test” or “model” zone with potential future application in other parts of the Business Park. • The new zone mix and specific criteria standards ensures that the project is not a Retail Commercial or General Office Plaza project, but a Business (Industrial) Park serving development. • Staff monitoring of the effectiveness of this zone will occur.
BTB Real Estate Investment Trust OTHER ISSUES/SUMMARY • Apply a Comprehensive Site Plan Control process to the phased project. • Mix of uses(s) will adhere to MOE “D” Series Guidelines for Separation Distance to Sensitive Land Use. • Removal of tracks from site and Marleau Avenue with applicable Environmental Remediation protocols being respected.
BTB Real Estate Investment Trust • As an Eastern Entry Gateway to Business Park the design/function will have the effect of positively rebranding the Business Park in this location. • Conforms to and is consistent with PPS’s/City O.P. policies. • Support from City Staff and no objections resultant from Public Notice at time of publication of Planning Report. • A positive monitoring of effectiveness/impact of new zone may translate to more universal application as needed in Park.
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