SLIDE 1 161 Ailsa Craig Main Street P.O. Box 64 Ailsa Craig ON N0M 1A0 Charitable Registration Number: 87137 5721 RR0001 Tel/Fax: 519-293-3637 E-mail: acafb@execulink.com www.ailsacraigareafoodbank.org www.facebook.com/ailsacraigandareafoodbank www.twitter.com/ACAFB12
Ai Ailsa sa Craig Craig & Area & Area Food
Bank & Thr & Thrift ift Store
HELPING HANDS, REACHING OUT, BUILDING HOPE
Proud roud Memb ember er
f: Proud roud Associate Memb ember er o
f: May 5, 2014 Ailsa Craig & Area Food Bank & Thrift Store Proposal to County of Middlesex Purpose: Request to Middlesex County Council for partial exemption of required set-back for a road widening dedication as a condition of our site plan approval. Attachments: 1. Proposed revised site plan. 2. Site plan as forwarded to county with variance application in February 2014. 3. Letter from Durk Vanderwerff, County of Middlesex Manager of Planning, outlining county concerns with proposed site plan. (February 2014) 4. Municipality of North Middlesex Official Plan Site Plan Control policy (9.6.6) forwarded by the municipality. (February 2014) 5. Informal parking study results taken at current location by staff surveying food bank/thrift store visitors from February 27 to May 2, 2014. 6. Package sent by Vic Stellingwerf, Municipality of North Middlesex Chief Building Official in February, 2013 showing permitted uses and outlining zone requirements. Proposal: We have worked hard with our engineers in cooperation with the municipality and the county to come up with a solution that will meet our needs and hopefully address the concerns of the
- county. Please note that the current drawings may have minor changes pending the survey to
move the lot line as they are based on an older survey. The survey will be completed if county approval is granted. You will find included with this proposal both the site plan drawings as
- riginally forwarded to the county and the revised site plan drawings showing the following
changes… 1. Move front lot line and back three meters to provide a clearer view of the roadway for vehicles exiting our parking lot. 2. Propose a variance of rear allowance to the municipality of two meters rather than the three originally requested. This allows us to minimize the impact of the proposed frontage allowance and maintain the receiving/sorting area and food bank on the first floor of the
- building. We feel this is critical to the safety of our volunteers who are generally older or
dealing with disabilities. Requiring them to move items between the first and second CO COMMU MUNITIES TIES S SER ERVED VED: To Town wnsh ship ip o
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Mid iddl dlese sex Ce Centre tre Arva Ballymote Birr Bryanston Coldstream Delaware Denfield Ilderton Kilworth Komoka Lobo Melrose Poplar Hill Munic nicip ipali ality ty o
North rth M Mid iddles lesex ex Ailsa Craig Carlisle Nairn Parkhill Munic nicip ipali ality ty o
Lam Lambto bton S Shore res: s: Arkona Grand Bend (rural) Northville Port Franks Thedford
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SLIDE 2 161 Ailsa Craig Main Street P.O. Box 64 Ailsa Craig ON N0M 1A0 Charitable Registration Number: 87137 5721 RR0001 Tel/Fax: 519-293-3637 E-mail: acafb@execulink.com www.ailsacraigareafoodbank.org www.facebook.com/ailsacraigandareafoodbank www.twitter.com/ACAFB12
Ai Ailsa sa Craig Craig & Area & Area Food
Bank & Thr & Thrift ift Store
HELPING HANDS, REACHING OUT, BUILDING HOPE
Proud roud Memb ember er
f: Proud roud Associate Memb ember er o
f: floors would cause great concern. We feel the workshop could be accommodated in the warehouse
- utbuilding.
- 3. Warehouse outbuilding will be moved back to the proposed two meter rear allowance to increase space
for parking lot area.
- 4. Flip the site plan so building will now be situated on the east side of the lot with the parking and entrance
- n the west. This will provide the clearest view of roadway traffic. Consequently, shifting the driveway to
the west will effectively provide at least two additional street front parking spots by freeing up the space at the current commercial entrance to the lot and relocating to an area where parking is already prohibited due to proximity to intersection. The area to the west would also accommodate a turning lane.
- 5. Proposing some of the county set-back at the front of the parking lot be available to increase parking area
and allow better proximity for handicapped access to front entrance. If the county needs to do work within that space, repair to concrete and asphalt will be at cost to the food bank. If the county requires the space, it will be surrendered by the food bank. A brief background of the building campaign: At the time notification that our home of 23 years was to be sold, our board of directors discussed various
- ptions… purchasing the current building, purchasing another existing building or purchasing property for
- development. Because of many changes to regulation of food bank and retail operations it was decided that
development would be the best option. We immediately contacted a realtor to explore available properties within our service area. A Main Street location in any potential community was of importance to maintaining a visible presence for both the food bank and thrift
- store. A central location was also considered a priority both for ease of access for the majority of clients and to
minimize cost for delivery of hampers. Remaining in Ailsa Craig seemed to be the best fit for those reasons as well as avoiding potential competition with other thrift stores. Proceeds from thrift store sales are critical for day to day operations of the food bank including the purchase of food. Knowing of the lot located at 125 Ailsa Craig Main Street, we checked with the municipality to see if the property would meet our needs and asked our realtor to approach the owners. Our lawyers carried out a title search with the land registry office and seeing no easements or other issues to trigger concern, we commenced with negotiations toward purchase. We obtained the services of KAM Engineering and communicated with the municipality on several occasions to ensure the plans met municipal requirements.
- 1. Jan. 31, 2013 – Vic Stellingwerf, Municipal Building Official (obtained information on municipal regulations
re: parking, distance allowed to each lot line for building, etc.) with official letter of response following up
- ur discussion (Feb. 19, 2013)
- 2. July 19, 2013 – meet with KAM to discuss building plans
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SLIDE 3 161 Ailsa Craig Main Street P.O. Box 64 Ailsa Craig ON N0M 1A0 Charitable Registration Number: 87137 5721 RR0001 Tel/Fax: 519-293-3637 E-mail: acafb@execulink.com www.ailsacraigareafoodbank.org www.facebook.com/ailsacraigandareafoodbank www.twitter.com/ACAFB12
Ai Ailsa sa Craig Craig & Area & Area Food
Bank & Thr & Thrift ift Store
HELPING HANDS, REACHING OUT, BUILDING HOPE
Proud roud Memb ember er
f: Proud roud Associate Memb ember er o
f:
- 3. Sept. 17, 2013 – Round table meeting with engineers & municipality (discussed areas where variance
would be required re: parking, rear allowance)
- 4. Feb 20, 2014 – Contacted by municipality with copy of county concerns with our site plan proposal
- 5. Mar. 12, 2014 – phone meeting at municipality with county engineer. (discussed official county plan and
county concerns with our project)
- 6. Mar. 24, 2014 – meet with KAM to address county concerns and consider how to address and
accommodate concerns
- 7. Mar. 26, 2014 – meet with municipal officials and county engineer at building site to consider possible
changes
- 8. April 2, 2014 – meet at KAM with municipal officials and county engineer to discuss accommodations
toward county official plan Throughout the process we had the drawings adjusted as we worked co-operatively with the municipality and more recently with the county to arrive at a site-plan that accommodates our needs and strives to meet municipal and county planning requirements. You will find documents attached showing progression of the site plan. We are not simply requesting full exemption from the required set-back for road allowance with the argument that we are a charity and a food bank, but rather consideration for a partial exemption while exhibiting a clear attempt for the food bank to address county concerns with our site plan. Our desire is to provide a location that is safe, enhances the local community and provides effective support to county residents within our service area that will put families back
Letter received from County via email from Municipality outlining County Concerns: The County of Middlesex has reviewed the above noted application for a minor variance that would vary the requirements of the Municipality’s Zoning By-law related to landscaping and buffer requirements, rear yard setback, and the minimum number of parking spaces. The subject lands front onto County Road 7, which at this location is designated as an Arterial County Road on Schedule ‘B’ of the County Official Plan. The County Engineer has reviewed this proposal relative to County Road 7 and is concerned that the proposed variance to the minimum number of parking spaces (which would allow 10 parking spaces instead of the required 25 parking spaces) would result in additional pressure for on-street parking
- n County Road 7 in the vicinity of the subject lands and could result in traffic hazards.
It is noted that when the development of this property proceeds, as part of the site plan approval process, the County of Middlesex will require land dedication and the construction of a commercial entrance to the property including turning lanes. Concerning the land dedication, Section 2.4.2.3 of the County Official Plan outlines the minimum rights-of-way widths for County Roads and states that Arterial Roads constructed to an urban standard shall have a 30 metre right-of-way. As such, the County of Middlesex may require a road widening from the severed parcel, depending
- n the actual existing right-of-way width. The circulated material does not include a survey but the preliminary
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SLIDE 4 161 Ailsa Craig Main Street P.O. Box 64 Ailsa Craig ON N0M 1A0 Charitable Registration Number: 87137 5721 RR0001 Tel/Fax: 519-293-3637 E-mail: acafb@execulink.com www.ailsacraigareafoodbank.org www.facebook.com/ailsacraigandareafoodbank www.twitter.com/ACAFB12
Ai Ailsa sa Craig Craig & Area & Area Food
Bank & Thr & Thrift ift Store
HELPING HANDS, REACHING OUT, BUILDING HOPE
Proud roud Memb ember er
f: Proud roud Associate Memb ember er o
f: site drawing appears to show that the dedication from this property would be at approximately five metres. Concerning the entrance, a commercial entrance will be required to the property including the installation of turning lanes. It is likely that in this case the existing pavement along County Road 7 will be wide enough to allow for the painting of the existing asphalt to accommodate the necessary turning lanes. This would however further limit on-street parking in the vicinity of the property. Overall, the County Engineer is concerned about the proposed amount of on-site parking and the likely pressure for
- n-street parking near the property. This area of County Road 7 has limited capacity for on-street parking which
will likely be further reduced by the installation of turning lanes. Additionally if this facility will be operating as a drop off centre for used goods there are concerns with movement of vehicles on site due to the relatively narrow laneway and parking area, which may lead to blockages at the entrance to the site. Based on the above, the County of Middlesex cannot support the variance to the minimum number of parking spaces (which would allow 10 parking spaces instead of the required 25 parking spaces). It is suggested that this application be deferred to allow the applicant to consider the above information and how this may impact the
- proposal. We would also be available to meet to discuss possible solutions with the Municipality and the
applicant.
DURK VANDERWERFF, MPA, MCIP, RPP I COUNTY OF MIDDLESEX I MANAGER OF PLANNING I 519-434-7321 x2262
Informal Parking Requirement Study: From February 27 to May 2 our staff conducted a survey of those entering our facility. We were open 53 days during that period and recorded a total of 976 customers/clients. Of those, 297 were pedestrian and required no
- parking. The results of the 679 who required parking are as follows…
Parked at side parking lot 115 Used on-street parking at front of building 139 Parked in lot on opposite side of Main Street 86 Parked at other businesses in town and visited multiple locations 228 Foodland 35 Drug Store 76 Home Hardware 679 customers requiring parking ÷ 53 days in study = 13 customers requiring parking on the average day.
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SLIDE 5
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SLIDE 6 MUNICIPALITY OF NORTH MIDDLESEX OFFICIAL PLAN office consolidation November 2013
9.6.6 Site Plan Control The Municipality of North Middlesex will utilize site plan control as provided for in the Planning
- Act. The following policies shall apply to site plan control:
a) Subject to the detailed Land Use Policies of this Plan, the site plan control area shall apply to the entire Municipality. b) Where development consists of single detached, duplexes or semi-detached dwellings, site plan control shall not apply, except in cases where specifically required by this Plan, such as in cases where development is proposed on identified Hazard Lands. c) Where development consists of farm operations, farm buildings and the residence of the farm
- perator, site plan control shall not apply, except in cases where specifically required by
this Plan, such as where a home occupation or on-farm secondary business is proposed, or in cases where an intensive livestock operation is proposed. d) The Municipality will require proponents to execute a site plan agreement under circumstances where there is construction of more than one (1) building or structure, where the size of a building is to be substantially increased, where there is the development of a parking lot, and/or in other circumstances deemed appropriate by Council. e) The Municipality shall consult the County, the Conservation Authority and any other agencies when considering applications for site plan approval, where applicable. f) The Municipality may apply certain conditions to site plan approval, and may require that a certain standard of design be applied. g) The Municipality will require financial security through bonding or other financial arrangement prior to development. h) Where land is designated as a site plan control area and it abuts a road under the jurisdiction
- f the County, prior to development, the County shall require in those circumstances where
the right-of-way is less than 36 metres (118 feet) that land be dedicated to the County, at no expense to the County, for the widening of the road so as to establish a right-of-way 18 metres (59 feet) on each side of the centreline of the existing pavement. Within a Settlement Area, where the road has been constructed, the road dedication may not be required.
9-13
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SLIDE 14
WORKSHOP 221 SQ.F STAIR INTAKE ROOM 159 SQ.F B/F WASHROOM 144 SQ.F B/F WASHROOM 139 SQ.F THRIFT STORE 3155 SQ.F FOOD BANK WAREHOUSE 847 SQ.F DONATION WAREHOUSE & SORTING AREA 749 SQ.F SCALE: 316"=1'-0" AREA: 6149 sq.f
Michael J. Baldinelli, P.Eng.
1828 Blue Heron Drive, Unit 21, London, Ontario Tel: (519) 471-6667 Fax: (519) 471-0034 Email: sba@sbaltd.ca
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SLIDE 15 STAIR STAFF BREAK ROOM & KITCHEN 171 SQ.F MECHANICAL 83 SQ.F STAFF WASHROOM 40 SQ.F
52 SQ.F FILE ROOM 100 SQ.F OFFICE 146 SQ.F SCALE: 3 8"=1'-0" AREA: 2974 sq.f MEETING/CLASS ROOM 437 SQ.F WAREHOUSING STORAGE AREA 760 SQ.F COMMERCIAL KITCHEN 514 SQ.F
Michael J. Baldinelli, P.Eng.
1828 Blue Heron Drive, Unit 21, London, Ontario Tel: (519) 471-6667 Fax: (519) 471-0034 Email: sba@sbaltd.ca
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SLIDE 16
SCALE: 316"=1'-0" SCALE: 316"=1'-0" SCALE: 316"=1'-0" SCALE: 316"=1'-0"
Michael J. Baldinelli, P.Eng.
1828 Blue Heron Drive, Unit 21, London, Ontario Tel: (519) 471-6667 Fax: (519) 471-0034 Email: sba@sbaltd.ca
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SLIDE 17
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