TRANSPORTATION STUDY

Given that there are currently no specific development plans for the lands, the type of use for each
parcel has been chosen to reflect a likely development scenario for the area based on current zoning
and existing development within the surrounding study area.
5.2.1 CCP Development
The following industrial ITE land uses (as per the ITE Trip Generation Manual 8 th Edition) were
considered for CCP Parcels A, B and C:
• general light industrial (ITE code 110);
• general heavy industrial (ITE code 120);
• industrial park (ITE code 130);
• manufacturing (ITE code 140); and
• warehousing (ITE code 150).
It was determined that the industrial park land use was the most appropriate in that it is characterized
by the inclusion of a variety of industrial uses (ie. manufacturing, servicing, warehousing, etc.). This
coincides with the Town’s identification of the lands for mixed use employment. As such, the industrial
park land use has been applied to Parcels A and C, and to the 9 hectares (22.5 acres) of developable
land on Parcel B. As previously noted, Parcel B includes the former Goodyear manufacturing facility
(a 200,000 ft 2 building). It has been assumed that, given the design and former use of the building, the
facility will continue to function as a single use facility. Therefore the general light industrial land use
has been applied to the existing 200,000 ft 2 building on Parcel B. This is considered an appropriate
land use in that it suits the industrial zoning, is typified by facilities devoted to a single use, and will
ensure conservative trip estimates (as opposed to the application of other single use industrial land
uses, such as general heavy industrial, manufacturing or warehousing, whose trip rates are lower).
For Parcel D, zoned residential, the single family detached housing (ITE code 210) land use has been
applied. This land use offers the highest trip rates when compared to the other ITE residential land
uses (ie. residential condo/townhouse, apartment, etc.), and will therefore ensure conservative trip
estimates.
The ITE Trip Generation Manual provides trip rates for a range of variables for each land use, as
illustrated in Table 20 and Table 21 for the industrial and residential land uses, respectively. Only one
set of rates (trips per 1000 ft 2 GFA) is presented for the general light industrial land use given that the
gross floor area (GFA) for the existing facility on Parcel B is the only known variable for the facility and
therefore the acreage and employee rates do not apply.
Transportation Study
Town of Collingwood
Page 36
July 9, 2012