2.                   OFFICIAL PLAN AND ZONING BY-LAW - 2170 MER BLEUE ROAD

 

PLAN OFFICIEL ET ZONAGE - 2170, CHEMIN MER BLEUE

 

 

 

Committee recommendations

 

(This application is subject to Bill 51)

 

That Council:

 

1.        Approve and adopt an amendment to the Official Plan to add a clause to the Mixed-Use Centre policies to exempt the requirement for a Community Design Plan prior to development for the Innes Snow Disposal Facility at 2170 Mer Bleue Road, as detailed in Document 1.

2.        Adopt an amendment to the former City of Gloucester Zoning By-law to amend the zoning provisions of the Mx(E4) - Heavy Industrial Exception 4, for 2170 Mer Bleue Road, as shown in Document 2 and as detailed in Document 3.

 

 

Recommandations du Comité

 

(Cette demande est assujettie au Règlement 51)

 

Que le Conseil:

 

1.         approuve et d’adopter une modification au Plan officiel afin d’ajouter une clause aux politiques sur les centres à usages mixtes afin d’exempter d’une exigence un plan de conception communautaire avant l’aménagement du dépôt de neige Innes au 2170, chemin Mer Bleue, tel qu’il est expliqué en détail dans le document 1.

2.         adopte une modification au Règlement de zonage de l’ancienne Ville de Cumberland en vue de changer les conditions de zonage de la zone Mx(E4) – Zone d’industrie lourde assortie d’une exception 4 pour le 2170, chemin Mer Bleue, tel qu’il est indiqué dans le document 2 et expliqué en détail dans le document 3.

 

 

Documentation

 

1.      Deputy City Manager's report Planning, Transit and the Environment dated 26 March 2008 (ACS2008-PTE-PLA-0023).

 

2.      Extract of Draft Minutes, 8 April 2008.


Report to/Rapport au :

 

Planning and Environment Committee

Comité de l'urbanisme et de l'environnement

 

26 March 2008 / le 26 mars 2008

 

Submitted by/Soumis par Nancy Schepers, Deputy City Manager

Directrice municipale adjointe,

Planning, Transit and the Environment

Urbanisme, Transport en commun et Environnement

 

Contact Person/Personne ressource : Karen Currie, Manager / Gestionnaire, Development Approvals / Approbation des demandes d'aménagement

(613) 580-2424, 28310  Karen.Currie@ottawa.ca

 

Innes (2)

Ref N°: ACS2008-PTE-PLA-0023

 

 

SUBJECT:

OFFICIAL PLAN and zoning by-law - 2170 mer bleue road (FILE NO. D01-01-07-0011 and d02-02-07-0088)

 

 

OBJET :

PLAN OFFICIEL et zonage - 2170, chemin mer bleue

 

 

REPORT RECOMMENDATION

 

That the  recommend Council:

 

1.                  Approve and adopt an amendment to the Official Plan to add a clause to the Mixed-Use Centre policies to exempt the requirement for a Community Design Plan prior to development for the Innes Snow Disposal Facility at 2170 Mer Bleue Road, as detailed in Document 1.

2.                  Adopt an amendment to the former City of Gloucester Zoning By-law to amend the zoning provisions of the Mx(E4) - Heavy Industrial Exception 4, for 2170 Mer Bleue Road, as shown in Document 2 and as detailed in Document 3.

 

 

RECOMMANDATION DU RAPPORT

 

Que le Comité de l’urbanisme et de l’environnement recommande au Conseil :

 

1.                  d’approuver et d’adopter une modification au Plan officiel afin d’ajouter une clause aux politiques sur les centres à usages mixtes afin d’exempter d’une exigence un plan de conception communautaire avant l’aménagement du dépôt de neige Innes au 2170, chemin Mer Bleue, tel qu’il est expliqué en détail dans le document 1.


 

2.                  d’adopter une modification au Règlement de zonage de l’ancienne Ville de Cumberland en vue de changer les conditions de zonage de la zone Mx(E4) – Zone d’industrie lourde assortie d’une exception 4 pour le 2170, chemin Mer Bleue, tel qu’il est indiqué dans le document 2 et expliqué en détail dans le document 3.

 

 

BACKGROUND

 

The subject site consists of relatively flat vacant fields on the west side of Mer Bleue Road, immediately north of the Hydro Corridor.  There are existing residences on the east side of Mer Bleue Road and those north of the Hydro Corridor are designated and zoned industrial.  The homes south of the Hydro Corridor are designated Mixed-Use Centre in the 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 growth area.  When purchased, the site was in an industrial designation under the Regional Official Plan and the Gloucester Official Plan and in 1991 the holding provision was lifted on the zoning to permit the snow disposal facility. In 1999, Gloucester Zoning By‑law 333 of 1999 was adopted by Council. It instituted a requirement for snow disposal facilities to be located at least 300 metres from any residential use.  This distance was an attempt to implement the Ministry of the Environment guidelines for setbacks from a residential use for snow disposal facilities that had not been designed with any noise mitigation. In 2002, the City undertook a comprehensive review of all snow disposal facilities within the city.  This review led to the 'Snow Disposal Facilities Rationalization Report' which was presented to Transportation and Transit Committee and approved by Council in October 2002. It confirmed that this proposed site was appropriate to service Orléans and directed staff to proceed with the design work for the site. 

 

The Eden Park Community Plan prepared in support of a developer's request for the conversion of the Employment Lands south of the Hydro Corridor and the creation of the Mixed-Use Centre during the 2003 Official Plan review, clearly acknowledges the imminent use of the subject lands for snow disposal and the need to plan around that use.  The Orléans Industrial Park Land Use and Design Study Approved by Council in 2004 also recognizes the location of snow disposal facility. Also in 2004, a 'Business Case Study' relating to the Snow Disposal Facility was completed and received by Transportation Committee and Council. This report explored the implications of abandoning the Innes Snow Disposal Facility.  It was not recommended for abandonment. The conversion of the Mer Bleue neighbourhood lands east of Mer Bleue Road from Employment Area to General Urban and supported by the Mer Bleue Community Design Plan and the Mer Bleue Mixed-Use Centre Plan as approved by Council in November 2006 established the Mixed-Use Centre south and east of the intersection of Mer Bleue Road and the future Transitway. That plan acknowledges the Snow Disposal Facility and designed the location of the residential uses within the southeast quadrant of the Mixed-Use Centre to mitigate impacts of the Snow Disposal Facility on that use.

 


In 2005, Public Works and Services Department filed a Site Plan Control Application for the Innes Snow Disposal Facility and the related Minor Variance to reduce the setback to residential uses from 300 to 150 metres.  The reduction was sought based on noise mitigation features proposed within the site plan. The Minor Variance was approved by the Committee of Adjustment and subsequently appealed to the Ontario Municipal Board.  There is an Ontario Municipal Board decision with respect to this site.  It recognizes that the Snow Disposal Facility is permitted, and narrowed the issues of its development to compliance with the City's Official Plan policies for noise control and addressing the need for a Community Design Plan in this Mixed-Use Centre in advance of the development of the site for a snow disposal facility. Delegated authority for the site plan has been withdrawn and Planning and Environment Committee deferred consideration of the site plan in 2006.  Public Works and Services sought direction from Transportation Committee and Council on proceeding with the Innes Snow Disposal Facility last year and received direction to proceed with the subject applications.

 

The approval of this Official Plan and Zoning By-law amendment and the related site plan 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 site on Trim Road which is immediately south of the urban area and ongoing residential development, can be discontinued.

 

The Application

 

Official Plan Amendment

 

The approval of this proposal will permit the development of a Snow Disposal Facility west of Mer Bleue Road within a Mixed-Use Centre before the completion of a Community Design Plan for that Mixed-Use Centre.

 

Zoning By-law Amendment

 

The approval of the rezoning will reduce the minimum required setback from the permitted Snow Disposal Facility to a residential land use from 300 metres to 100 metres.

 

DISCUSSION

 

Official Plan Amendment

 

The Official Plan contains a section that specifically deals with where and how snow disposal facilities can develop.  They are permitted everywhere except environmentally sensitive areas. 

 

The Official Plan designates the Snow Disposal Facility lands, "Mixed-Use Centre".  That designation requires that prior to any development there must be a Community Design Plan in place for the Mixed-Use Centre west of Mer Bleue Road.  Based on the numerous Council decisions before and after introducing that clause into the Official Plan, it is apparent that the term 'development' had not been envisioned to include the Snow Disposal Facility.


Rationale

 

Employment

 

Based on a review of existing studies staff have concluded, the Official Plan employment target of 5000 jobs within the Mixed-Use Centre can be met even with the development of the Snow Disposal Facility.  Document 5 illustrates the surrounding area and provides an estimate of the employment potential.

 

The Mer Bleue Mixed Use Centre Plan targets 1500 jobs within the southeast portion of the Mixed-Use Centre.  The quadrant is anticipating 125 jobs per hectare, which is a mix of commercial and higher density office uses, over the approximate 12 hectares of land.

 

The southwest quadrant of the Mixed-Use Centre is approximately 12.7 hectares in size and with an average density of 87 jobs per hectare (average of 75 per hectare for business park to 100 for commercial) it can accommodate about 1105 jobs. The northeast quadrant would likely have a similar average number of jobs per hectare and over the 6 hectares could achieve 522 jobs.

 

There are approximately 30 hectares of land in the northwest portion of the Mixed-Use Centre not including the snow disposal facility.  At an average of 125 jobs per hectare this portion of the Mixed-Use Centre can achieve at least 3750 jobs.

 

In total, between the four quadrants in the Mixed-Use Centre at least 6877 jobs could be achieved.  This will be further refined as Community Design Plan(s) are completed for the western portion of the Mixed-Use Centre. 

 

Community Design Plan

 

A Community Design Plan for those westerly lands and further definition of the northeast portion of the Mixed-Use Centre cannot occur until at minimum the Transitway and associated station(s) designs are complete. That is likely a few years from occurring.

 

It should also be noted that although the Innes Snow Disposal Facility is proposed to be a permanent use there is the possibility that as development occurs within the area that the facility could be decommissioned, moved and the lands redeveloped for employment uses.

 

Need and Location

 

The Snow Disposal Facility has been planned since the early 1990s to ensure that the necessary infrastructure and public service facilities are and will be available to meet current and projected needs for snow removal and storage in Orléans.

 

Closure of the Canotek and Orléans Snow Disposal Facilities have resulted in more than half of this season's snow removal for Orléans having to be trucked to the Michael Street facility and the balance to the unengineered facility on Trim Road.  The Trim Road site now has houses being built within a few hundred metres of it.

There are additional pressures for snow removal and storage with the Official Plan direction for intensification and compact liveable urban forms. These typically result in reduced boulevard widths, additional sidewalks and less storage capacity for snow within the boulevards.  The subject site is central for the current east urban area and will facilitate the timely clearing of sidewalks and roads to assist in the winter movement of people as well as the snow clearing of the future transitway and stations. Minimizing the hauling distances for snow removal also reduces air pollution in the city.  The location and rationalization of the Innes Snow Disposal Facility for the Orléans catchment area means costs savings and efficiency with respect to hauling, and the ability of the City to provide timely removal of snow after a snow event.  

 

Transit

 

The City's Transit-Oriented Development Guidelines approved last fall call for more intense development within walking distance of transit stations.  It is anticipated that the station will be located on the south side of the Transitway and Hydro Corridor at the intersection of Transitway and Mer Bleue Road.  Walking routes would be over the Transitway along Mer Bleue Road and  down the future Vanguard Drive extension in order to get to this particular site.  Ultimately the portions of the Mixed-Use Centre within closest walking distance to the station would be those that are expected to have a denser development along Mer Bleue Road.  The City-owned lands that were slated for the Snow Disposal Facility have been scaled back to meet the needs of the Mixed-Use Centre both along Mer Bleue Road and the future Vanguard Drive.  In effect, by locating the Snow Disposal Facility at the west portion of the site, potential office development opportunities have been created in the area closest to the transit station.

 

Adjacent Uses

 

The north portion of the Mixed-Use Centre is adjacent to the Employment Area designation and the south portion abuts the General Urban designation south of the future Transitway. The location of the facility will be in proximity to commercial and industrial uses as opposed to the residential component of the Mixed-Use Centre thus minimizing concerns with land use conflicts. 

 

Zoning

 

The current zoning permits the Snow Disposal Facility with a requirement for the facility to be 300 metres from residential uses.  There are currently about 14 homes within 300 metres of the site. These uses will likely be redeveloped when the Transitway is built and the Mixed Use Centre develops. The 300 metres were originally implemented to address the Ministry of the Environment's noise guidelines for locating and expanding snow disposal facilities and is based on the assumption that there is no noise mitigation.  Both structural (berms and noise walls) and operational noise mitigation is proposed.  These are specifically dealt with in the Site Plan Control report that is also before this Committee.


 

The proposed Near Term use of the facility had been the only concern with respect to night time noise mitigation compliance with the City standards.  The applicant is now proposing to reduce the number of trucks per hour at night down to 25 from the previously proposed 80 trucks per hour.

 

Other operational changes for the Near Term use of the Snow Disposal Facility include using a smaller bulldozer. These operational changes result in full compliance with the Official Plan Environmental Noise Control Policies.

 

The draft Zoning By-law proposes to zone the Snow Disposal Facility lands as IH(1) H(11) - Heavy Industrial Exception 1 with a height limit of 11 metres, which permits a snow disposal facility along with light industrial and some office uses.  It would require the facility to be located 100 metres from any residential zone provided there was noise mitigation.  There are no residential zones within 100 metres of the facility and given the width of the hydro corridor and proposed Transitway the nearest residential use to the south and east is about 150 metres from the facility.

 

Summary

 

The proposed Innes Snow Disposal Facility is currently a necessary piece of City infrastructure that will facilitate the efficient use of City resources with respect to snow removal. The associated jobs targets can still be met for the Mixed Use Centre partially through the rationalization of the site and sale of the surplus lands for development.  There was an intent to have the use of the site for a snow disposal facility to proceed in advance of any Community Design Plan for the Mixed-Use Centre. The Community Design Plan cannot proceed in the near future. The development of this facility will not impede the design of that area and will be in compliance with Official Plan policies for this type of development. This Official Plan amendment will allow the Snow Disposal Facility to proceed in advance of the Community Design Plan.

 

The zoning change to facilitate the development of the snow disposal facility is in keeping with the direction of the Draft City Zoning By-law as well as the intent to mitigate impacts of snow disposal facilities on residences using the best management practises of the industry.

 

There is a site plan application under File D07-12-05-0258 to permit the Snow Disposal Facility.  That application is also before Planning and Environment Committee and had been on hold pending the consideration of this Official Plan Amendment and the Zoning By-law amendment.

 

ENVIRONMENTAL IMPLICATIONS

 

The environmental implications are addressed through site plan control.


 

CONSULTATION

 

Notice of this application was carried out in accordance with the City's Public Notification and Consultation Policy. The Ward Councillor is aware of this application and the staff recommendation.

 

Detailed responses to the notification/circulation are provided in Document 4.

FINANCIAL IMPLICATIONS

 

Public Works and Services Department have allocated funds within their capital budget for the development of the Innes Snow Disposal Facility.  Its development will provide relief towards the snow removal operational costs associated with Orléans.

 

APPLICATION PROCESS TIMELINE STATUS

This application was not processed by the "On Time Decision Date" established for the processing of Official Plan and Zoning By-law amendment applications due to the scheduling difficulties for a Community Information and Comment Session.

SUPPORTING DOCUMENTATION

 

Document 1      Proposed Official Plan Amendment

Document 2      Location Map

Document 3      Details of Recommended Zoning

Document 4      Consultation Details

Document 5      Employment Opportunities

 

DISPOSITION

 

City Clerk’s Branch, Council and Committee Services to notify the owner, City of Ottawa c/o Luc Marineau P.Eng. Construction Services Infrastructure Projects 100 Constellation Drive  Ottawa ON K2G 6J8 ,  OttawaScene.com, 174 Colonnade Road, Unit #33, Ottawa, ON  K2E 7J5, Ghislain Lamarche, Program Manager, Assessment, Financial Services Branch (Mail Code:  26-76) of City Council’s decision.

 

Planning, Transit and the Environment Department to prepare the by-law adopting the Official Plan Amendment, forward to Legal Services Branch, and undertake the statutory notification.

 

Legal Services Branch to forward the implementing by-law to City Council

 


                                                                                                                                   DOCUMENT 1

 

PROPOSED OFFICIAL PLAN AMENDMENT

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Official Plan Amendment XX

Modification du Plan directeur XX

 

 

 

 

 

 

To the Official Plan for the City of Ottawa

 

 

 

 

 


AMENDMENT NO. XX

CITY OF OTTAWA OFFICIAL PLAN

  

INDEX

 

THE STATEMENT OF COMPONENTS  

 

PART A – THE PREAMBLE

 

Purpose...............................................................................................................................................

Location..............................................................................................................................................

Basis...................................................................................................................................................

 

PART B – THE AMENDMENT

 

Introduction.........................................................................................................................................

Details.................................................................................................................................................

Implementation …………………………………………………………………………………….

 

PART C- THE APPENDICES 

 
Addendix I - Report to Planning and Environment Committee dated February 22, 2008- Site Plan - 2170 Mer Bleue Road (File No. D07-12-05-0258) Ref. No: ACS2008-PTE-PLA-0025.

 

 


THE STATEMENT OF COMPONENTS

 

Part A – THE PREAMBLE introduces the actual amendment, but does not constitute part of Amendment No. X to the City of Ottawa Official Plan.

 

Part B – THE AMENDMENT, consisting of the following text constitutes Amendment No. X to the City of Ottawa Official Plan.

 

PART A - THE PREAMBLE

 

  1.  Purpose

 

The purpose of Official Plan Amendment No. X is to exempt the proposed Innes Snow Disposal Facility, a City owned and operated facility, from the requirement in the Official Plan policy to have a Community Design Plan in place for the Mixed-Use Centre designation for the lands west of Mer Bleue Road  prior to development.

 

  1. Location

 

The lands affected by the amendment are located on the west side of  Mer Bleue Road, south of Innes and north of the hydro corridor at 2170 Mer Bleue Road.  The site is setback from Mer Bleue Road at least 100 metres and south of the Vanguard Drive extension. There is no schedule change required.

 

Special policies governing the lands affected by this amendment are to be added to Section 3.6.2 paragraph 4 of Volume 1.

 

  1. Basis

 

Background

 

The City of Ottawa has submitted applications for an Official Plan Amendment, a Zoning By-law amendment and Site Plan Control to allow for the development of the Innes Snow Disposal Facility.  The property was originally purchased by the Regional Municipality of Ottawa-Carleton, in the early 1990s, for a snow disposal facility to serve the East Urban Community.

 

Rationale

 

City of Ottawa Official Plan

 

The subject lands are designated as “Mixed-Use Centre” in the Official Plan. 

 

The proposal conforms to Section 3.9 – Snow Disposal Facilities in Volume 1 of the Official Plan. This is the predominant policy section in the Official Plan for guidance in the creation and development of snow disposal facilities.


The criteria for establishing a new snow disposal facility under Section 3.9 5. have been evaluated as part of the site plan control process under file D07-12-06-0258, which has demonstrated the facility meets all the criteria established for snow disposal facilities.

 

While Snow Disposal Facilities are permitted within Mixed-Use Centres, there is a requirement for a Community Design Plan to be completed prior to any development occurring on the west of Mer Bleue Road.  In 2003, when this policy was put in place the development of the snow disposal facility was already  in the corporate approval process. The zoning permitting the use had been in place since the 1990s.  In 2002, direction had been given that confirmed the location of this site and gave direction to start the functional design process. The development of the snow disposal facility in advance of a Community Design Plan will not impede the ability to meet the employment target for the Mixed-Use Centre.  Given the facility's location, which is removed from the main roads that access the future Transitway and in combination with the abutting employment lands the likelihood of this part of the Mixed-Use Centre developing as residential is remote.

 

PART B - THE AMENDMENT

 

1.      Introduction

 

All of this part of this document entitled Part B - The Amendment, consisting of the following text, constitutes Amendment No. X to the City of Ottawa Official Plan.

 

2.      Details

 

The Volume 1 of the Official Plan will be amended by adding the following clause at the end of Section 3.6.2 - Mixed-Use Centre Policies paragraph 4.:

 

a)         "The development of the Innes Snow Disposal Facility, in compliance with the policies under section 3.9 shall be permitted in advance of the Community Design Plan for this Mixed-Use Centre."

      

3.      Implementation

 

The implementation of this Amendment to the Official Plan shall be in accordance with the respective policies of the City of Ottawa Official Plan.

 

 

 


LOCATION PLAN                                                                                                 DOCUMENT 2

 


DETAILS OF RECOMMEND ZONING BY-LAW AMENDMENT                 DOCUMENT 3

 

The Mx(E4) - Heavy Industrial Exception 4 zone of the subject lands, known as part of 2170 Mer Bleue Road identified on Document 2, shall be amended as follows.

 

Subsection 9.15.4 2) is deleted and replaced with the following:

 

'9.15.4 2)  The snow disposal facility, with appropriate noise mitigation, shall be a minimum of 100 metres away from any lot used for residential purposes.'


CONSULTATION DETAILS                                                                                Document 4

 

PUBLIC COMMENTS

 

A Community Information and Comment Session was held on February 11, 2008 at the Notre Dames Des Champs Community Centre. Approximately 20 people were in attendance and the concerns expressed are summarized below.  The session dealt with the Official Plan amendment, the rezoning and the site plan for the snow disposal facility as well as the rezoning for the lands surplus to the snow disposal facility.

 

Four written submissions were received by the public.

 

 

SUMMARY OF PUBLIC INPUT

1) Concerns were expressed about the lack of a true cost-benefit analysis with respect to economic development and the use of the site for a snow disposal facility.

 

Response

There was a business case prepared as directed by Council. This determined that the site should proceed.

 

2) Why were other snow disposal facilities closed?

 

Response

The other sites were not engineered and were too small to justify doing the required engineering works

 

3)  Would the transit station and development in the area be redesigned if the snow disposal facility was to proceed?

 

Response

The transit station design will not be affected by the snow disposal facility as the stations have not yet been designed. Development around it has and will continue to take into consideration the facility.

 

4) Concerns were expressed with respect to the increases in traffic from the commercial development on Innes Road and whether the traffic studies had taken into account the changes in use.

 

Response

It was noted that traffic volumes were taken into account and the right turn lane off of Mer Bleue Road into the facility was designed to accommodate trucks until Mer Bleue Road is widened to Vanguard Drive in 2010.  The facility could be up and running by the winter of 2009/2010.  Timing for widening of Mer Bleue Road has been scaled back from the timing proposed two years ago. 

It should be noted that Public Works and Services has agreed to postpone the opening of the facility until the winter of 2010/2011 when Mer Bleue Road has been reconstructed.  Innes Road traffic was being monitored and there is a potential to add an additional lane. 

Road construction of the Blackburn Hamlet By-pass would alleviate some traffic concerns and is being built as development occurs.

 

5) The location of the monitoring well and the snow disposal facility in the floodplain was questioned.

 

Response

It was noted that it was not within the floodplain. There are two off-site monitoring wells, shown on the site plan.

 

6) Could a road (Vanguard, Mer Bleue or the Blackburn Hamlet By-pass) be built if the developer does not do it?

 

Response

Roads are typically built either by the developer, or if eligible, when development charges for them have been collected.  There are instances where front ending agreements have been negotiated with developers to construct portions of the Blackburn Hamlet By-pass Extension in advance of the required fees having been collected, with repayment through the collection of development charges.

 

7) The appropriateness of the proposed drainage system to remove pollutants prior to discharge into Mud Creek was questioned.

 

Response

The on site pond has been reviewed by all applicable agencies and is designed to remove the majority of sediments and pollutants prior to discharge into the future Stormwater Management Pond 1 in Mud Creek at Pagé Road which will provide an even higher level of treatment.  Pond 1 is expected to be constructed prior to opening the SDF.

 

8) The proposed setback of 100 metres from residential was questioned.

 

Response

It was noted that there is no provincial standard (other than the MOE guidelines) and no typical setbacks in either former municipal zones or other ones the team working on the new Zoning By‑law polled.  There were differences and distance established for water, noise, ground water etc.  The 100 metres is based on meeting the noise policies of the City, industry best management practises

 

9) The OMB decision on the minor variance was reviewed and it was questioned whether the noise mitigation study now complies with the Official Plan


 

Response

It was noted that the OMB ruling was not in error that there are conflicts between the main Official Plan policies of snow disposal facility  and the Mixed-Use Centre policies for this site. The operational changes to the site reduce the trucks per hour, reduce the snow pile height and use of a smaller bulldozer results in compliance with the noise guidelines.

 

10) Is the proposal end-running the Official Plan by proceeding without a Community Design Plan and if there was an issues with the OMB why wasn’t the decision appealed.

 

Response

An OPA is a way to resolve the conflict between the above-noted Official Plan policies

 

11) The potential for truck stacking on Mer Bleue was questioned.

 

Response

Right turn and left turn lanes will be provided on Mer Bleue Road to accommodate turning movements.  Stacking should not be a concern.  It was noted that the idling/stacking is designed to occur in the interior of the site.

 

12) Why is this the only snow disposal facility identified for Orleans given all the growth?

 

Response

It was noted that the expected growth in Orleans is within the Urban Area and that boundary has not changed since the 1990s.  The snow disposal facility was designed to accommodate all of that area and a new snow disposal facility will be considered only if there is expansion to the urban boundary.

 

13) The proposed stormwater management system was questioned, noting the OMB decision identified that as an issue.

 

Response

The stormwater management system is designed as part of the site plan and will require a Certificate of Approval from the Ministry of  Environment.  The OMB decision did not indicate an issue with the storm pond.

 

14) Concern was expressed with the safety of those using Mer Bleue for driving, walking and so on with the current and future volume of trucks proposed to be there.

 

Response

The four lane widening of Mer Bleue Road south to Vanguard Drive is scheduled to occur prior to opening the facility.  The four lane divided Mer Bleue Road will have sidewalks on both sides, to accommodate safe pedestrian movements.

 

15) Why didn’t the City just prepare the Community Design Plan for the Mixed-Use Centre?

 

Response

There is not yet enough information to start the Community Design Plan for the Mixed-Use Centre.  Additional information is required with respect to the design of the Transitway and associated station(s).  In addition, development is not likely happening until the Transitway is actually built in 5-10 years.

 

16) Concern was expressed with the ability for existing residents to continue living in their homes on Mer Bleue Road, given all the changes, including in particular the snow disposal facility.

 

Response:

The proposed noise walls, berming, landscaping and site operation along with the deceleration lane and four-lane construction of Mer Bleue Road will mitigate the impacts of the snow disposal facility and its effects on the existing residents. The long term plans for the immediate vicinity envision employment uses throughout the area which would alter noise and traffic even if the Snow Disposal Facility was not constructed. These residents can anticipate a long term change in their environment as development progresses.

COUNCILLOR’S COMMENTS

The Ward Councillor and the abutting Ward Councillor have indicated that they do not support the development of the site as a Snow Disposal Facility.

COMMUNITY ORGANIZATION COMMENTS

Innes Rezoning and Development Group have indicated that they do not support the development of a Snow Disposal Facility on this site.

Concerns expressed relate to the  lack of Community Design Plan, the impact of the snow disposal facility on creation of jobs in the east end and loss of employment lands.

 

 


EMPLOYMENT OPPORTUNTIES                                                                       Document 5

 


OFFICIAL PLAN AND ZONING BY-LAW - 2170 MER BLEUE ROAD PLAN OFFICIEL ET ZONAGE - 2170, CHEMIN MER BLEUE

ZONING - 2170 MER BLEUE ROAD ZONAGE - 2170, CHEMIN MER BLEUE

SITE PLAN CONTROL - 2170 MER BLEUE ROAD PLAN D'IMPLANTATION - 2170, CHEMIN MER BLEUE

ACS2008-PTE-PLA-0023

ACS2008-PTE-PLA-0024

ACS2008-PTE-PLA-0025                                                                             INNES (2)

 

(Subject to Bill 51)

 

All three applications pertaining to this site were dealt with concurrently.

 

The following documentation was received and is held on file with the City Clerk:

·        Email in opposition dated April 7, 2008 from Cindy Siu-Ming Fong

·        Petition in favour of a re-evaluation of the Snow Disposal Facility in the Orléans Industrial Park submitted by the Innes Rezoning and Development Group

·        Planning Branch PowerPoint presentation

 

Cheryl McWilliams, Planner II, provided a detailed PowerPoint presentation.  Karen Currie, Manager of Development Approvals East/South and John Manconi, Director of Surface Operations, Public Works and Services accompanied her to respond to questions.

 

In response to questions from Councillor Harder, Mr. Manconi indicated the site is best suited for this purpose and meets all criteria in that regard.  Once the site is established, it will assist with snow clearing in the general area, as it will minimize the haul of snow.  Ms. McWilliams explained that treed land adjacent to the site is now in City ownership through a land transfer agreement.

 

In reply to questions from Councillor Bloess, Ms. Currie and Ms. McWilliams stated these lands have long been targeted for a snow disposal facility and it is not necessary to await the completion of a Community Design Plan. 

 

Councillor Monette asked staff to touch on the implications of not approving the applications before Committee.  Mr. Manconi stated snow disposal would reach a critical point and all options would be looked at, including not closing the Bayview site.

 

Responding to a question from Councillor Desroches with respect to costs associated with the applications, Mr. Manconi estimated that engineering and acquisition costs total hundreds of thousands of dollars.

 

Pierrette Woods and Sharon Lawrence, Innes Rezoning and Development Group read from a written statement, which is held on file with the City Clerk.  Their main points are as follows:

·        Sections 2.5.6 and 3.6.2 of the Official Plan require that a Community Design Plan be completed prior to development.

·        Costs and staff time could have been avoided if the Community Design Plan was completed as a first step.  It should be completed and approved before any development occurs on the snow disposal facility site.

·        Much has changed since the Regional Municipality of Ottawa-Carleton chose this site for a snow disposal facility.  This particular site is now an ill fit for the business park, considering its current developmental direction, surrounding land use, and change in land value.

·        The business case prepared at the request of Councillor Jellett appears to be very one sided.

·        The proposal does not meet the policies of the Official Plan, Section 4.3, with respect to the development of lands within 600 metres of a transit station.  Building a snow dump across from a transit station is a misuse of valuable lands and a wasted opportunity.

·        14 homes currently exist within 300 metres of the subject site, the nearest within 150 metres.  The homes would remain until the construction of the Blackburn By-pass Extension and Transitway, yet to be scheduled.

·        Noise and vibration are a concern, as is traffic.

·        There is considerable community opposition, as evidenced by the tabled petition.

 

Ms. Woods read a written statement from Norm Duquette, which touched on the following concerns:

·        Traffic and safety concerns have not been thoroughly addressed in the City’s proposal.

·        The community was told that no dumping operation would commence until the completion of the East/West Vanguard Road extension.

·        This land has a proven retail value and this net worth would be lost with a snow dump.

·        The 100-metre set back is not sufficient, as the standard elsewhere in Ontario is closer to 300 metres.

·        Residents will be impacted by noise and light contamination.

·        Well pollution and rodent/seagull presence can occur.

 

Marcel Bisson, a nearby resident, spoke of the history of the site and the area.  He opined the proposed use is inappropriate, as the lands should be utilized to bring jobs to the east end.  He reiterated his opposition to the project.

 

Councillor Monette presented two motions.

 

With respect to opening the facility in the winter of 2010/2011 to coincide with the expansion of Mer Bleue Road to Vanguard Drive, Mr. Manconi clarified that those road works are conditional on budget support in upcoming cycles.

With respect to the motion regarding front-ending the cost for the construction of Vanguard from Lanthier to Mer Bleue, Mike Wildman, Manager of Planning Approvals said such roads are typically built by the developer and would not qualify for development charge funding.  An Environmental Assessment would be required and the total cost would be in the range of $3.5 million.

 

Councillor Harder noted her apprehension of the second motion, noting other projects are waiting in the queue for funding.

 

In response to further questions from Councillor Bloess, Mr. Wildman informed the Committee that the widening of Innes Road, as a possible solution, would be expensive, as it would result in the relocation of utilities and additional costs for land acquisition. 

 

In reply to a question from Councillor Holmes with regard to repayment of a front-ending agreement, Mr. Wildman indicated it might occur through land-swap and funds might not be recovered.

 

In reply to a question from Councillor Holmes about repayment of a front-ending agreement, Mr. Wildman indicated it could be done through land-swap.

 

Moved by B. Monette:

 

WHEREAS Public Works and Services staff made a verbal commitment at a February 11, 2008 Community Information and Comment Session;

 

AND WHEREAS this verbal commitment is acknowledged in the staff report to Planning and Environment Committee dated March 26, 2008;

 

THEREFORE BE IT RESOLVED THAT the opening of the Snow Disposal Facility at 2170 Mer Bleue Road be postponed until the winter of 2010/2011 to coincide with the expansion of Mer Bleue Road to Vanguard Drive.

 

CARRIED with C. Doucet dissenting.


 

Moved by B. Monette:

 

WHEREAS the area has grown significantly in the last few years and is surrounded by employment area, mixed use centre (commercial) and on-going residential development, which creates a high traffic area;

 

AND WHEREAS, as a result of the area growth, staff have included in the report potential widening of Innes Road and included postponing the snow disposal operations until the widening of Mer Bleue Road is complete;

 

AND WHEREAS Vanguard Drive should be constructed sooner then scheduled to remove the truck traffic away from the Innes and Mer Bleue area;

 

THEREFORE BE IT RESOLVED THAT the City front-end the cost for the construction of Vanguard from Lanthier to Mer Bleue.

 

                                                                                                LOST

 

YEAS (2):        M. Bellemare, B. Monette

NAYS (8):       S. Desroches, C. Doucet, J. Harder, D. Holmes, G. Hunter, S. Qadri,
P. Feltmate, P. Hume

 

Councillor Bloess stated that a Community Design Plan should be completed prior to proceeding with development, as it would determine whether or not this location is the most appropriate for a snow disposal facility.  He commended staff for reducing the size of the operation and the land-swap that allowed the City to acquire the treed land.

 

The following division was recorded for all three departmental recommendations that follow.

 

YEAS (8):        S. Desroches, C. Doucet, J. Harder, D. Holmes, G. Hunter, S. Qadri, P. Feltmate, P. Hume

NAYS (2):       M. Bellemare, B. Monette

 

That the Planning and Environment Committee recommend Council:

 

1.         Approve and adopt an amendment to the Official Plan to add a clause to the Mixed-Use Centre policies to exempt the requirement for a Community Design Plan prior to development for the Innes Snow Disposal Facility at 2170 Mer Bleue Road, as detailed in Document 1.

 

2.         Adopt an amendment to the former City of Gloucester Zoning By-law to amend the zoning provisions of the Mx(E4) - Heavy Industrial Exception 4, for 2170 Mer Bleue Road, as shown in Document 2 and as detailed in Document 3.

 

                                                                                                CARRIED

 

That the Planning and Environment Committee recommend Council approve an amendment to the former City of Gloucester Zoning By-law to change the zoning of part of 2170 Mer Bleue Road from Mx(E4) - Heavy Industrial Exception 4 Zone to HMp - Holding Industrial Park Zone as shown in Document 1 and as detailed in Document 2.

 

                                                                                                CARRIED

 

That Planning and Environment Committee approve the Site Plan Control application for 2170 Mer Bleue Road as shown on the plans and reports and subject to the conditions that are contained in Document 5, as amended by the following:

·        The opening of the Snow Disposal Facility at 2170 Mer Bleue Road be postponed until the winter of 2010/2011 to coincide with the expansion of Mer Bleue Road to Vanguard Drive.

 

                                                                                                            CARRIED as amended