RECOMMANDATION DU RAPPORT
Que le Comité de l’urbanisme et de l’environnement approuve la demande d’aménagement nécessitant l’approbation du plan d’implantation pour un dépôt de neige situé au 2170 du chemin Mer Bleue, sous réserve des conditions énoncées au Document 5.
An application has been submitted for site plan approval to develop a Snow Disposal Facility at 2170 Mer Bleue Road as shown in Document 1. It consists of relatively flat vacant fields on the west side of Mer Bleue Road, immediately north of the Hydro Corridor. Opposite and to the south of the site are 13 existing residences, all on private services. The homes on the east side of Mer Bleue Road and north of the Hydro Corridor are designated and zoned industrial. The homes south of the Hydro Corridor are designated Mixed Use Centre in the City Council Approved Official Plan. The site is currently within 150 metres of the nearest residential property to the south, and within 300 metres of another nine existing lots with homes on them.
The site was purchased by the former Region in the early 1990s for a snow disposal facility to service the Orléans area. When purchased the site was in an industrial designation under the Regional Official Plan and the Gloucester Official Plan. A review of snow disposal facilities occurred and confirmed through the 2002 'Snow Disposal Facilities Rationalization Report' to Transportation and Transit Committee and approved by Council in October 2002, that this proposed site was appropriate to service Orleans.
The approval of this proposal will permit the development of a City owned and operated Snow Disposal Facility - Innes (Mer Bleue) Snow Disposal Facility, to service the Orléans area. Once the Innes Snow Disposal Facility is in service, the use of the existing non-engineered sites at the north end of Orléans Boulevard and on Trim Road, immediately south of the urban area, could be discontinued.
The Snow Disposal Facility will be located in the extreme south westerly portion of the currently zoned property as shown in Document 2. It will occupy about 6.3 hectares of an existing 13.6 hectare lot. The proposal will have an access lane off of Mer Bleue Road using the future Vanguard Drive extension. There will be a small service trailer on site, with associated parking. In addition, there will be a berm on the east, west and part of the south sides of the site with noise walls on top and trees along the slopes. The melt or storm water management pond will be on the south side. The site will be enclosed by a combination of noise wall and privacy fencing.
The site is proposed to develop in two phases - Near Term and Final Use. The Near Term will be until such time as the Vanguard Drive extension is constructed and services, including sewers, are available to the site. The maximum capacity of the Near Term facility will be 125,000 cubic metres of snow with maximum snow pile heights being five metres. This operation involves snow removal trucks dumping the snow with bulldozers and possibly snow blowers moving the snow. Melt or storm water will be directed through a forcemain, to be constructed down the Hydro Corridor, to a storm water pond at Pagé Road in Mud Creek. The Final Use of the site is projected to occur in the next 10 years as this area and the roads and services are built. The site melt or storm water management pond will be connected to the gravity sewer feeding into the future Mud Creek pond (East Urban Community Pond 1 at Pagé Road) and the site will then accommodate 159,000 cubic metres of snow and 223,000 cubic metres of snow, representing 10 and 50 year snow events, respectively. The operation for the Final Use of the site will be for a blower operation with 18 metre high snow pile on the east side of the site, and a 15 metre high snow pile using a bulldozer operation on the west side of the site.
The City Council Approved Official Plan designates the subject site as Mixed Use Centre, with a portion of the north side of the site designated Employment Area. The Mixed Use Centre is identified on all four corners of the future Transitway/Mer Bleue Road intersection and is to take advantage of the future rapid transit station proposed immediately south of the Hydro Corridor. This designation looks to encourage higher density or larger scale employment and residential uses. It extends to the south and east of this site as well.
The Official Plan requires a Community Design Plan to be approved for the Mer Bleue Mixed Use Centre to establish its configuration, uses and road network. That Community Design Plan has not yet been initiated. The East Urban Community, Community Design Plan (Phase 1 Area) has defined the south westerly configuration of the Mixed Use Centre and the Mer Bleue Community Design Plan will establish the extent of the south easterly quadrant of the area. To date both plans recognize the Snow Disposal Facility. The Orléans Industrial Park Land Use and Design Study as approved by Council January 14, 2004 included the subject lands. The entire area of the lands are identified as a snow disposal facility, although under this proposal only a portion of them will actually be used for that purpose. The Study also established the collector road network through the area, which includes the Vanguard Drive extension and the Belcourt Boulevard connections from Innes Road south through the Hydro Corridor.
The Official Plan does specifically deal with Snow Disposal Facilities, requiring that they be specifically zoned, as this one is. The Official Plan does not attempt to direct facilities to any particular designation but rather seeks to establish criteria for developing new sites, and mitigating existing and committed sites. This site would be one that has been committed to. The requirements for developing snow disposal facilities include: truck traffic routing; respect for the Ministry of Environment Guidelines for appropriate setbacks to residential uses with respect to noise; baseline soil and water quality; contaminants; impact on nearby wells; soil stability; impact of drainage; impact on adjacent watercourses; noise and vibration; aesthetics; seagull control; and air quality. The mechanism to address these concerns for this site is through the Site Plan Control Approval process.
The former Regional Official Plan designates the subject lands Business Park, which typically encourages business and industrial uses within it. There is a separate sub-section in the Official Plan, under the Environmental Services Section that deals with Snow Disposal Facilities. Again, this Official Plan generally sets out that they need to be zoned, the impacts need to be mitigated and they are not specifically contemplated nor rejected for any of the designations. At the time this site was acquired, the majority of the area was slated for business or industrial uses, which are typically considered to be compatible urban uses adjacent to snow disposal facilities.
The former Gloucester Official Plan designates this area as Industrial, promoting industrial uses fostering employment, having quality design and minimizing impacts on adjacent uses. The Gloucester Official Plan does not specifically address snow disposal facilities.
The site was zoned the subject lands Heavy Industrial Exception 4 Zone - Mx(E4), to permit only the snow disposal facility in 1999. It also established a setback of 300 metres to a lot used for residential purposes. That distance approximates the Ministry of the Environment's guideline for the setback of snow disposal facilities with unmitigated noise from residential uses.
The Ministry of Environment "Guidelines for "Snow Disposal and Deicing Operations in Ontario" (dated August 1975) suggests a 1000 foot (304.8 metres) setback from residential uses to snow disposal facilities if it is built on flat ground, but also suggests that the uses can be closer if the facility is built in a hollow. This speaks to the mitigation of the noise and, as part of this site plan application, the applicants were required to demonstrate through the Sound Impact Analysis that the noise from the use of the site would be remediated to acceptable levels. To that end, the study recommends and the site plan shows a berm running along the access road and along the eastern side of the facility wrapping around the southern end. A noise fence will be run along the top of most of the berms. All berms will be landscaped with trees, shrubs, and perennials to screen the berm, walls and eventually the facility.
A minor variance has been applied to reduce the 300 metre setback of the Snow Disposal Facility from a residential use lot to 149 metres. Based on the review and support of the Sound Impact Analysis, staff have supported the minor variance as it meets the intent of the Zoning By-law, with respect to the mitigation of noise to acceptable levels for all but one of the adjacent homes. In the Near Term, the operation snow pile heights are limited to 5.0 metres - or below the height of the berm and noise wall combination. Only one home will not meet the Ministry of Environment guidelines for noise levels and that is the one directly opposite the entrance at the future Vanguard Drive intersection. It is considered as minimally above the guideline and is a result of the truck movements for the Near Term use only. At this time there is no possible way to reduce the noise any further for this home, even if the facility was located further than 300 metres away, as the access location has been selected to coincide with the future extension of Vanguard Drive. The Committee of Adjustment hearing date is scheduled for May 24, 2006.
Under the Final Use scenario the quieter blower operation will be used to create the snow pile that will act as a noise barrier for the bulldozer operation.
A Traffic Evaluation Study and Addendum was submitted, reviewed and supported by staff. Mer Bleue Road is currently subject to a Municipal Class Environmental Assessment process for widening from Innes Road south to Navan Road, to an urban arterial road standard.
For the Near Term use of the site, the trucks will generally be routed from Innes Road south along Mer Bleue Road to the facility. The only exception will be in the case of any snow removal occurring off of Mer Bleue to the south of the site. With respect to the major snow events and subsequent removal of snow there could be up to 45 trucks arriving per hour for about 42 - twelve hour shifts per year.
The Innes Snow Disposal Facility is planned to be constructed in 2006 and put into to service no later than the 2007-2008 winter season. The construction of Mer Bleue Road from Innes Road to this site is expected to be complete by late 2007. This will mean that there are turn/deceleration lanes available for the trucks entering the site and sidewalks along Mer Bleue Road, which will assist with addressing the noise and safety concerns of the residents.
For the Final Use of the site, the majority of the trucks would use the Belcourt Boulevard extension and the Vanguard Drive extension to access the site.
The truck traffic associated with this site will create noise, from the acceleration and deceleration onto and off of Mer Bleue Road, as well as potentially from the on-site noise of tailgating banging, reversing and so on. Public Works and Services Department typically and specifically in this case has agreed that they will enforce a zero tolerance policy with respect to tailgate banging. It has also been agreed that "No Engine Brake" signage along Mer Bleue Road will be appropriate.
A Melt Water Management Study has been completed, reviewed and supported that direct snow melt into the storm or melt water pond that will function for both quality and quantity control. In the Near Term the pond will outlet through forcemain that will run to the west along the Hydro Corridor into the future pond in Mud Creek at Pagé Road. Surface water for the balance of the site is directed into swales and into existing drains. In the Final Use of the site, both the pond and surface run-off will be directed into the storm sewer system.
The nearest surface watercourses are ditches that run into McKinnon's Creek. The Ministry of Environment guidelines speak to facilities being located at least 180 metres from any watercourse if there is no quality and quantity management. This site has a treatment facility on site.
The subject site lies within the headwaters of the McKinnon's Creek watershed which flows south and east into Bearbrook Creek and ultimately into the South Nation River. In the 1990s a Master Drainage Plan was approved that altered the watershed divide between McKinnon’s Creek and Mud Creek to move these lands into the Mud Creek watershed when urbanized. Stormwater ponds are designed for Mud Creek east of Pagé Road with this site proposed to outlet into the East Urban Community Pond 1, 1700 metres from this site. The Rideau Valley Conservation Authority has reviewed the submission for site plan approval and indicated that they accept the consultant's findings with respect to fisheries concerns and that the report "Innes Snow Disposal Facility - Design Brief - Drainage and Meltwater" is acceptable from a water management perspective. A permit under Section 28 of the Conservation Authorities Act will be required from the Conservation Authority prior to construction of the forcemain outlet.
The consultants have implemented studies to establish baseline ground water quality levels at and adjacent to the site. There is one existing monitoring well, which will be decommissioned and one new one placed within the berm of the snow disposal facility. A second one will be constructed to the south and east under the Hydro Corridor. This will allow for ongoing monitoring of ground water quality. With the proposed containment, treatment and discharge of the snow melt water and with the natural clay liner there is no expected contamination of the ground water from the Snow Disposal Facility. In the event that the local wells become contaminated as a result of the Snow Disposal Facility, the City would be obligated to extend municipal water.
A Geotechnical Study has been completed, reviewed and supported by staff. It indicates that the soils on the site are the sensitive marine or leda clays, overlying bedrock. Depths of the soil range from 1.6 metres in the north to 5.8 metres in the south westerly side of the site where the actual disposal facility is to be located. This clay will act as a natural impermeable liner for the facility and its stability is not an issue for the proposed use.
Monitoring of the baseline soil quality has occurred and on-going monitoring for contaminants will be required.
In order to provide a safe working environment at the Snow Disposal Facility nine lights will be provided along the access road, and three 80 foot poles with four sharp cut off light fixtures each are being proposed. The applicants lighting engineer has submitted a letter indicating that the light spillage at the edge of the facility will not exceed 0.5 foot candles. This is considered to be an acceptable level to minimize light intrusions on adjacent properties.
Seagulls and other vermin have been identified as concerns with snow disposal facilities, though that has not been Public Works and Services Department's experience at other snow disposal facilities. Operating procedures include post melt clean-up of the site to remove waste that attracts the seagulls and other vermin.
Class Environmental Assessment
The Innes (Mer Bleue) Snow Disposal Facility is subject to a Municipal Class Environmental Assessment Process as well as the site plan approval. The process has been initiated, with the Notice of Completion to be published May 19, 2006 and the last day for response on the notice being June 19, 2006.
Snow Disposal Facilities are a contemplated public facility in City Council Approved Official Plan. A Community Design Plan will be completed for the Mixed Use Centre to conform to the requirements of the City Council Approved Official Plan. The Innes Snow Disposal Facility size was rationalized prior to the Site Plan Control Application to minimize its size and better respect the Mixed Use Centre designation opportunities. This Snow Disposal Facility is specifically zoned in the Gloucester Zoning By-law. The approval of the minor variance will bring the Snow Disposal Facility into compliance with the Zoning By-law. The submission and review of the studies and plans, as required by the City Council Approved Official Plan and Ministry of the Environment's Guidelines, have demonstrated that the development of the proposed Innes (Mer Bleue) Snow Disposal Facility will have a minimal impact on the surrounding area and uses. Staff recommend approval of the plans and reports as submitted and subject to the conditions identified in Document 5.
The impact of noise on the adjacent homes will be mitigated through the berms, noise walls and operating procedures that will be implemented for the site. Surface and ground water quality have been considered in the studies submitted. Staff have reviewed the studies and concur with the conclusions. Soil and water monitoring will be on-going.
Notice of this application was carried out in accordance with the City’s Public Notification and Consultation Policy, although Snow Disposal Facilities are not required to have public notification. The Ward Councillor and adjacent Ward Councillors are aware of this application and the staff recommendation. The Ward Councillor removed delegated authority for approval of this site plan from staff, therefore, this matter is now before Planning and Environment Committee for consideration.
Detailed responses to the notification, circulation and January 31, 2006 Community Information Session are provided in Document 7.
The Capital funds have been budgeted through the Public Works and Services Department in Surface Operations Capital Account Innes Snow Disposal Facility - 903745 for the development and construction of the site.
As part of the 2007 budget, the Surface Operations Branch will identify and bring forward any associated operating budget pressures for 2007 and beyond associated with the operation of the facility.
This application was not processed by the "On Time Decision Date" established for the processing of Site Plan Control applications due to additional time allocated to allow for community consultation and input and for the site plan revisions.
Document 2 Site Servicing Plan
Document 3 Landscape Plan
Document 4 Site Grading and Drainage
Document 5 Conditions of Site Plan Control Approval
Document 6 Consultation Details
Planning and Growth Management Department to notify the owner's representative Luc Marineau, City of Ottawa, 100 Constellation Crescent, Ottawa Ontario and all interested parties of Planning and Environment Committee’s decision.
SITE SERVICING PLAN
SITE GRADING AND DRAINAGE
CONDITIONS OF SITE PLAN CONTROL APPROVAL
2) "Landscape Plan, Innes Snow Disposal Facility, Landscape Plan, L-101, revision 3", prepared by Stantec Consulting Ltd., dated as revised May 1, 2006;
9) "Stage 1 Temporary Forcemain Profile, Innes Snow Disposal Facility, Drawing No. C9, rev. 2" prepared by Stantec Consulting Ltd., dated as revised May 1, 2006;
13) "Electrical Site Plan, Innes Snow Disposal Facility, E2, revision 1", prepared by Stantec Consulting Ltd., and dated as revised, May 1, 2006.
3. The Owner shall reinstate at its expense, to the satisfaction of the Director, Infrastructure Services, any property of the City, including, but not limited to, sidewalks and curbs, boulevards, that are damaged as a result of the subject development.
4. The Owner shall be required to install construction fencing at its expense, in such a location as may be determined by the Director, Infrastructure Services.
5. No building will be occupied on the lands, nor will the Owner convey title to any building until all requirements with respect to completion of the Works as identified in this Agreement have been carried out and received Approval by the Director, Infrastructure Services, including the installation of municipal numbering provided in a permanent location visible during both day and night and the installation of any street name sign on relevant streets. Provided that notwithstanding the non-completion of the foregoing Works, conveyance and/or occupancy of a lot or structure may otherwise be permitted, if in the sole opinion of the Director, Planning and Infrastructure Approvals, the aforesaid Works are proceeding satisfactorily toward completion. The consent of the Director, Planning and Infrastructure Approvals for such conveyance and/or occupancy shall be obtained in writing by the Owner.
6. All exterior lighting proposed for the subject lands shall be installed only in the locations and in accordance with specifications shown on the approved plans attached hereto unless otherwise approved in writing by the Director, Planning and Infrastructure Approvals. Sharp cut-off fixtures or an alternative fixture design approved by the Director, Planning and Infrastructure Approvals shall be used to minimize possible lighting glare onto adjacent properties.
7. The Owner acknowledges that prior to commence work being issued for any site works; the Environmental Assessment for the Snow Disposal Facility must be complete. This shall include all appeal periods.
8. The Owner shall obtain a Certificate of Approval for the pond facility pursuant to Section 53 of the Ontario Water Resources Act, prior to commencement of any work.
9. The Owner acknowledges and agrees that commence work shall not be given for site works until such time as the Minor Variance for the reduction in setback to nearest residential lot is final and binding.
10. The Owner shall obtain approval from the Rideau Valley Conservation Authority, pursuant to Section 28 of the Conservation Authorities Act for the proposed forcemain outlet into Mud Creek at Pagé Road.
11. The Owner shall implement appropriate measures to maximize snowmelt during the early part of the snowmelt season (i.e. during the spring freshet) to minimize the impact of chloride on fish habitat.
12. The Owner shall obtain such permission, as may be required from the Ontario Realty Corporation or Hydro One for installation of the forcemain. In addition, no materials are to be stored in nor access blocked to the Hydro One facility.
13. The Owner shall obtain such easements as may be required for any off-site works.
14. The Owner agrees that an operation, maintenance and monitoring program, as approved by the Director, Planning and Infrastructure Approvals, for soil and water quality must be implemented within two months of the issuance of the commence work order. It must contain a contingency plan.
15. The Owner agrees that prior to a commence work order being issued a monitoring program for the private wells along Mer Bleue Road must be submitted and approved by the Director of Planning and Infrastructure Approvals. It shall specifically address residential wells along Mer Bleue Road. Should it be determined that the Snow Disposal Facility operation has resulted in the elevation of the indicator chloride parameter those residents affected will be connected to the City watermain.
16. The Owner acknowledges and agrees that the temporary trailer proposed on site shall not contain any washroom facility.
17. The Owner agrees to install of 'No Engine Brakes' signage on Mer Bleue Road.
18. The Owner acknowledges and agrees to implement an information program for drivers hired to remove snow, with respect to snow disposal facility etiquette and tailgate banging.
19. The Owner acknowledges and agrees that the Final Use of the site, shall be subject to: a review and update of studies and plans as may be required; the construction of Vanguard Drive from Mer Bleue Road through to the future Belcourt Boulevard extension; and the availability of central services. Such matters to be considered include but are not limited to:
a. Noise Study and impact of stationary noise;
b. Traffic impact;
c. Well and soil monitoring results;
d. The impact on and from adjacent development;
e. Servicing capacity.
20. The Owner acknowledges and agrees that the noise attenuation fences are to be constructed to the height and at the locations shown on Valcoustics Canada Limited, Noise Plan, Drawing Number C3, and Contract No. 04-0153 issued for Site Plan Approval May 1, 2006 revised. Fences shall be solid construction with a minimum density of 20 kg/m2.
21. The Owner agrees to install noise barrier footings to a minimum depth of 2 metres depending on soil conditions when temperatures are above 5 degrees Celsius and when the frost is not in the ground, whenever possible. If the Owner agrees to install the footings in accordance with cold weather concrete provisions as per OPSS 904.07.03.08.
22. The Owner agrees to ensure that all surface drainage channels such as grassed swales and ditches shall not cross the proposed noise barrier but shall be self-contained and directed to a legal drainage outlet. This will ensure the mitigation effect of the noise barrier base by eliminating holes and gaps.
23. If stepping of the noise barrier is required, the interval height per panel section will be no greater than 101.6 millimetres.
24. The Owner agrees that prior to construction of the noise barrier the consultant’s engineer must file a letter with the City of Ottawa certifying the acoustical and structural integrity of the design. The design drawings accompanying the letter of certification (are to include the location, grading, barrier details, elevations, lots affected etc.) are to be stamped and signed by a professional engineer.
25. The Owner agrees to provide a letter of certification via the developer’s consultant, after construction, an “as-built” drawing of the barrier confirming the location, elevations, grades and a statement certifying that the structure installed is a noise barrier that will mitigate traffic noise to levels in the approved study.
26. The Owner agrees that prior to occupancy and/or final building inspection, the Owner’s engineering consultant shall inspect the site and certify, upon request, to the City of Ottawa with a letter, that the recommended interior/exterior noise control measures comply with the measures in the approved study.
The notice of application and circulation to the public has been carried out in accordance with the public consultation process. A number of concerns were expressed from several parties with respect to the application. As a result of the concern expressed and in accordance with a commitment made at an earlier session held by Public Works and Services Department, a Community Information Session was scheduled.
The Community Information Session was held at the Ray Friel Centre on January 31, 2006, with Councillor Bloess and Councillor Jellett hosting the meeting. Approximately 90 members of the public where present, with 34 people signing in and one comment sheet was faxed in after the meeting. A number of residents and Community Associations expressed concerns as summarized below. At the request of those present copies of all submitted technical studies and plans were sent out to the Community Associations, one resident and made available through the Orléans Library and the Cumberland Library as well as the Orléans Client Service Centre, staff, and the Councillors. Comments were requested back 30 days after mail out. No formal comments on that circulation have been received as of this date.
SUMMARY OF PUBLIC INPUT
1) The appropriateness of the site was questioned with respect to the use, noting that it would devalue the area, given the more recent expansion of commercial and residential uses.
It is noted that the site has been reduced from the originally identified size (13 hectares down to just over 6 hectares) and that there are challenges with extra trucking involved in not using this site. Berming and landscaping are being used to reduce the visual impact of the site, and the facility has been positioned as far from Mer Bleue Road as possible. Design measures are being undertaken to integrate this use into the area and the future surrounding developments.
2) It was noted that the ratio of jobs to residential is too low in the east and this is a poor use for such valuable employment land. This is in proximity of the transitway/station and could be opportune development land.
While this use may limit the range of uses for the immediate vicinity (e.g. residential uses) and for the life of the operation of the facility, it will not pose undue constraints on the use of the adjacent lands for industrial and commercial uses. In the long term the redevelopment of this site can facilitate employment.
3) The need for the site was questioned, given that there are other available sites in Orléans and adjacent to Orléans. The Business Case was questioned as was the closure of other east end facilities
Council had approved a plan for the retirement of certain sites and the development of this one. The other sites were not engineered and there are no environmental controls. The Orléans Snow Disposal Facility is in a residential area adjacent to the Ottawa River. Both factors are a problem. The Cyrville site is adjacent to a creek.
4) The design capacity of the facility was questioned.
In the Near Term, the capacity will be lower recognizing the servicing constraints. In the Final Use, the site will be able to accommodate up to 50 year snow events.
5) It was questioned if this site meets standards.
Through the submission, review and support of the technical studies it has been demonstrated that the design of the site can meet the criteria in the City Council Approved Official Plan and the Ministry of Environment's guidelines.
6) Concern was expressed with the odour and lighting.
Berms, fencing and landscaping will be installed and will assist with reducing the impacts of the site use. The applicant's engineer has confirmed that the lighting spillover at the edges of the facility will not exceed acceptable standards. No odour is anticipated.
The criteria set out in the Official Plan and the Ministry of Environment's guidelines are meant to take into consideration the human or liveability factor by looking to minimize the impacts of the facility. The reduction in the size of this site allows for street-facing uses to occur on Mer Bleue Road and Vanguard Drive. As a result, the surrounding community will have minimal contact with this site. The Mer Bleue Road widening Environmental Assessment process will address the design of pedestrian and cycling facilities, as well as landscaping along the road.
8) The proposed trucking routes were questioned and concern was expressed with traffic and truck movements and the impact of the traffic on Innes Road in particular.
At the peak use of the site for the typical 14 days per season it will be in use, there could be 80 trucks per hour typically in late evening – after rush hour. In addition Innes Road has been designed as a truck route to meet the future development needs of Orléans, including this area.
9) The build out of Vanguard Drive to access this site was required in the Planning and Environment Committee Report of January 2004. Why is that not occurring?
It was noted that this item has not been provided for in the Capital Budget, which is the only available funding source at this time. The Final Use of the site will not occur until Vanguard Drive from Mer Bleue Road through to and including the Belcourt Boulevard extension and associated services are constructed.
10) Concern was expressed with 80 trucks per hour and the idling, noise and vibration from them.
It was noted that the 80 trucks per hour would be for typically 14 days per year to address snow events and lasting 24 to 36 hours for an event. Flyers are handed out to truckers discouraging engine brakes. In addition, the site operator will have a zero tolerance for tailgate banging. Any contract trucker caught doing so would not be eligible to work the next snow event.
11) A question was asked about the types and numbers of trucks used.
Typically both City trucks and contractors are used and all manner of dump truck is used.
12) What is the membrane for the liner of the facility, what have other sites used and were other technologies investigated?
The natural clay would be used. It was of sufficient depth to address concerns. Other technologies had been considered but have been found not to be as viable.
13) There were concerns with the safety on Mer Bleue Road, its widening and its impacts on homes and wells.
A separate Municipal Class Environmental Assessment process is under way for the widening of Mer Bleue Road, that will need to address the impact on homes. Typically the proposed standard of road has sidewalks on both sides.
14) Concern was expressed over the private wells. Are they being monitored and what will happen if they become contaminated?
Monitoring wells will be constructed and a monitoring program will be established. If the neighbouring private wells are contaminated as a result of the Snow Disposal Facility then the City will extend central water services to them.
15) Concern was expressed over the animals, birds and vermin the site could attract.
In the experience of Public Works and Services Department, they have not had an issue with this in the past. As part of the operating practise for snow disposal facilities they perform spring clean-ups post snow melt.
16) Concern was expressed over West Nile Disease and the snow melt.
The Health Unit monitors West Nile Disease concerns. In addition, with the pond having pumps to maintain a continuous flow of water, and it being open to the sun and wind, the likelihood of mosquitoes, and hence West Nile Disease is reduced.
17) Concern was expressed over the diversion of water from the McKinnon’s Creek watershed to Mud Creek and the impact on the watercourses.
The Master Drainage Plan altering the watershed divide is approved and Mud Creek pond is approved and designed to include this area within it.
18) Is the needed minor variance really minor at all?
One of the tests for the consideration of minor variance is whether it meets the intent of the Zoning By-law. In this case the intent of the 300 metre setback to residential use lots is to minimize the noise impact of snow disposal facilities on residences. The Sound Impact Analysis has demonstrated that all but one nearby residence will have the sound mitigated to accepted levels. The one house will have slightly elevated levels that relate to truck traffic and only in the Near Term use. Even if the Snow Disposal Facility was setback 300 metres from Mer Bleue Road, the access and the associated noise at this location would not be any different.
Councillor Jellett concluded by indicating he would not be supporting the Snow Disposal Facility in this location.
COMMUNITY ORGANIZATION COMMENTS
The Innes Rezoning and Development Group, the Orleans Chamber of Commerce, Team Ottawa-Orleans are not supportive of the proposed snow disposal facility in this location. There was a consensus that the existing Orleans and Trim Road Facilities should be utilized or seek another more remote and less valuable location.