DAVE SMITH YOUTH TREATMENT CENTRE. City of Ottawa. Planning Rationale and Integrated Environmental Review Statement. Site Plan Control Application

Transcription

1 DAVE SMITH YOUTH TREATMENT CENTRE City of Ottawa and Integrated Environmental Review Statement Site Plan Control Application Prepared By: NOVATECH Suite 200, 240 Michael Cowpland Drive Ottawa, Ontario K2M 1P6 June 15, 2016 Novatech File: Ref: R

2 June 15, 2016 City of Ottawa Planning and Growth Management Department 110 Laurier Avenue W, 4 th Floor Ottawa, ON K1P 1J1 Attention: Ms. Melanie Gervais, MCIP, RPP, Planner I Dear Ms. Gervais, Reference: 1895 Bradley Side Road Our File No.: This and Integrated Environmental Review Statement has been prepared in support of an application for site plan approval for the property located at 1895 Bradley Side Road in the City of Ottawa. The property recently underwent on Official Plan Amendment and Zoning By-law Amendment. The Official Plan Amendment and Zoning By-law Amendment established exceptions to allow for the use of a Residential Care Facility on the Subject Site. The site plan proposes the development of a one storey residential care facility on the Subject Site. The follow provides details on the proposed development, a review of the previous planning applications and a review of the relevant policy documents. Should you have any questions regarding any aspects of this application, please do not hesitate to contact either Murray Chown or myself. Yours truly, NOVATECH Samantha Lahey, MCIP, RPP Planner M:\2010\110229\DATA\Reports\\ _PlanningRationale_SitePlan.docx Suite 200, 240 Michael Cowpland Drive, Ottawa ON K2M 1P6 Tel: Fax:

3 Table of Contents 1.0 PURPOSE SITE AND NEIGHBOURHOOD CHARACTERISTICS PROPOSED DEVELOPMENT DESIGN STATEMENT PREVIOUS PLANNING APPLICATIONS OVERVIEW OF TECHNICAL STUDIES ENVIRONMENTAL IMPACT STATEMENT GEOTECHNICAL INVESTIGATION AND SLOPE STABILITY ASSESSMENT HYDROGEOLOGICAL INVESTIGATION ARCHEOLOGICAL ASSESSMENT ENVIRONMENTAL SITE ASSESSMENT STORMWATER MANAGEMENT SITE SERVICING STUDY POLICY REVIEW CITY OF OTTAWA OFFICIAL PLAN CITY OF OTTAWA ZONING BY-LAW CONCLUSION... 9 i

4 1.0 PURPOSE Novatech has been retained by the to prepare and file a Site Plan Control Application for the lands located at 1895 Bradley Side Road (the Subject Site ) in the City of Ottawa. This planning rationale has been prepared in support of the proposed development. The proposed development is for a one storey residential care facility building on the Subject Site. The proposed development will have a total floor area of 2,178m 2. The purpose of the application is to facilitate the development of the Subject Site in accordance with the current planning framework as set out in the City of Ottawa Official Plan. The proposed development has been designed to conform with the provisions of the City of Ottawa Zoning Bylaw SITE AND NEIGHBOURHOOD CHARACTERISTICS The Subject Property is located at 1895 Bradley Side Road, at the corner of Oak Creek Road and is legally described as Part of the North half of Lot 6 and Part of Lot 7, Concession 1, formerly in the Township of Huntley and now in the Township of West-Carleton. Currently owned by the Royal Ottawa Hospital, is in the process of acquiring the 25 acres subject to this site plan application. The Subject Site recently received approval from the Committee of Adjustment for a severance application that will create the lot located at the southwest corner of the property (File No.: D /B-00428). The severed parcel will have metres of frontage on Oak Creek Road and metres of frontage on Bradley Side Road (See Figure 1). The Subject Site will be accessed from Bradley Side Road, which is designated as an existing Collector Road in the City of Ottawa s Official Plan. Surrounding land uses include a horse jumping facility and lodging farm to the north of the Subject Site. Residential uses exist on the west side of Oak Creek Road, agricultural uses exist to the east and the Thunderbird Sports Complex is located to the south of the Subject Site. Novatech Page 1

5 Figure 1: Registered Plan 3.0 PROPOSED DEVELOPMENT The (DSYTC) is a not-for-profit organization dedicated to the residential treatment of youth between the ages of 13 and 21 who have substance abuse issues and related behavioural and mental health issues. The DSYTC currently has two treatment centres, one in Carleton Place which has capacity for 14 male clients, and one on land leased from the Royal Ottawa Hospital, to the east of the lot to be severed, which treats 10 female clients. It has been determined that the current facilities are deficient, and not Novatech Page 2

6 appropriate for the provision of residential treatment. The current facilities do not meet the Ministry of Health and Long-Term Care s priorities in relation to operation efficiency, accessibility, safety, infection prevention and control and sustainability. The DSYTC is proposing the construction of a 30 bed Residential Care Facility on the Subject Site, which will eventually replace both existing facilities as well accommodating their administrative office. The proposed development will be 23,166 square feet (2,148 m 2 ). (See Appendix A). 3.1 DESIGN STATEMENT The (DSYTC) will be a 30 bed (separate wings for 15 girls and 15 boys) residential care facility for teens. It will also house the administrative offices of the DSYTC. The design intent is to create a facility that has a home-like environment in a serene rural setting. This will be done by using more residential building material types (i.e. siding) and peaked roofs. The goal is to provide a residential feel to the building without it feeling institutionalized for its clientele. 4.0 PREVIOUS PLANNING APPLICATIONS Applications for Official Plan and Zoning By-law Amendment were submitted to the City of Ottawa on June 17, 2014 and approved by Council on May 7, 2015 (City File No.: ACS2015 PAI PGM 0043). The Official Plan Amendment No. 151 changed the designation of the proposed lot from Agricultural Resource Area to Agricultural Resource Area with an exception to permit a 30-bed residential care facility. The Zoning By-law Amendment rezoned the proposed lot from Agricultural to Agricultural Subzone 3, Exception 807r. Exception 807r states: The following applies to a residential care facility: (i) limited to 30 persons excluding staff; (ii) not permitted where a residential use exits within the AG3[807r] zone; (iii) minimum setback from a lot line abutting Oak Creek Road: 120 m; (iv) minimum setback from a lot line abutting Bradley Side road: 15 m; and (v) minimum setback from a lot line abutting a side lot line of the lands known as 718 Oak Creek Road: 120m; - Residential uses are not permitted within the AG[807r] zone where a residential care facility already exists. An application for Consent was approved by the Committee of Adjustment at the Public Hearing held on January 13, The severance will allow the creation of a hectare parcel of land abutting Oak Creek Road for 200 metres and Bradley Side Road for metres. Novatech Page 3

7 The Consent application also provided for a 15 metre wide easement on the lands retained by the Royal Ottawa Hospital, located at the northeast corner of the severed lot and extending to Huntley creek. The easement will be for drainage purposes, and will be in favour of the DSYTC. 5.0 OVERVIEW OF TECHNICAL STUDIES 5.1 ENVIRONMENTAL IMPACT STATEMENT An Environmental Impact Statement is required by the City of Ottawa if development is proposed in or adjacent to environmentally designated lands or other features of the City s natural heritage system. Significant valleylands, were system on Schedule L3 of the City of Ottawa s Official Plan, and are located within 120 metres of the proposed development. An Environmental Impact Statement, combined with Tree Conservation Report, Impact of Endangered Species and an Assessment of Landform Features (Huntley Creek) was prepared by Niblett Environmental Associates Inc., (NEA) on December 4, The report was prepared in support of the Zoning By-law Amendment and Official Plan Amendment to permit the development of a youth treatment facility on the Subject Site. A letter from NEA, dated June 10, 2016, states that there are no changes or additions to the recommendations, mitigation measures or conclusions to the Environmental Impact Statement. The report determined areas where vegetation communities, rare and uncommon plant species, wildlife habitat and linkages could pose a constraint to the proposed development. Two hedgerows are present on the subject site, which only provide enough cover for small wildlife to pass through. A butternut tree located in one of the hedgerows was the only species at risk identified on the site. The butternut will be protected with a minimum 25 metre buffer. More detail is provided in the Environmental Impact Statement. It is recommended that the cedar hedgerow located along the north-western boundary of the property be retained with a 10 metre buffer. This forest provides valuable functions and protection of the creek and significant valley features and the butternut tree. Both existing hedgerows are proposed to be maintained on the site. The report identifies that the stormwater management outlet to Huntley Creek, a designated coldwater/coolwater fishery and is to be designed with specific parameters and mitigation measures. Novatech and NEA worked in coordination to ensure that these parameters were incorporated into the design of the stormwater outlet. The report states that minimal wildlife habitat is provided on the site and that no impact on the valleyland, slopes or the creek will occur from the development. The report concludes that the proposed development will not have a negative significant impact on the natural features on the site provided the recommendations are implemented. Novatech Page 4

8 5.2 GEOTECHNICAL INVESTIGATION AND SLOPE STABILITY ASSESSMENT A Geotechnical Investigation was prepared by Houle Chevrier Engineering on September 26, 2014 in support of the Zoning By-law Amendment and Official Plan Amendment for the proposed youth treatment facility on the Subject Site. The purpose of the investigation was to identify the general subsurface conditions at the site and to provide geotechnical recommendations for the design of the proposed development. Due to the firm grey silty clay conditions, the soil has a limited capacity to support loads from footings and raised grade fill material The report recommends an assumed finished grade elevation of +/- 1.8 metres of the existing grade. More details are provided in the Geotechnical Investigation. The Slope Stability Analysis concludes that no Erosion Hazard Limit is required for the slopes along the creek at this site. More details are provided in the report prepared by Houle Chevrier Engineering. The report recommends that the design drawings be reviewed by the geotechnical engineer, and that a geotechnical engineer be consulted during construction. A Technical Memorandum prepared by Houle Chevrier Engineering on May 25, 2016 has been provided to be read in conjunction with the report prepared on September 26, The Technical Memorandum addresses the pavement structure design guidelines and the re-use of existing on site fill and reworked material. 5.3 HYDROGEOLOGICAL INVESTIGATION A Hydrogeological Investigation was undertaken by Houle Chevrier Engineering in support of the Zoning By-law Amendment and Official Plan Amendment. A revised report was issued on November 25, The purpose of the report was to confirm that the quantity and quality of groundwater of the existing well is sufficient for the proposed development. The report concludes that quantity of water available from the well is more than sufficient for the proposed site use. No impacts on neighbouring wells were identified during the investigation. In terms of water quality, the report concludes that hardness and Total Dissolved Solids (TDS) exceeds the Ontario Drinking Water Standards (ODWS), and Nitrates were found to be elevated. Recommendations were provided, including water softening measures and a sewage treatment system for the removal of nitrates. More information can be found in the Hydrogeological Investigation Report. The report concludes that the watery quality meets the ODWS standards and the well has demonstrated that there is sufficient quantity. Novatech Page 5

9 5.4 ARCHEOLOGICAL ASSESSMENT A Stage 3 Archeological Assessment was prepared by Northeastern Archeological Associates Ltd. on October 8, The report concludes that the site was found to have a small area of concentration and lacked any substantial diagnostic artifacts or subsoil features. Further details of the Archeological findings can be found in the report. Based on the Stage 3 Assessment it is recommended that no further archeological work is required on the property for the proposed development. 5.5 ENVIRONMENTAL SITE ASSESSMENT A Phase I Environmental Site Assessment was carried out by Houle Chevrier Engineering, dated October 2012, in accordance with Section of the City of Ottawa s Official Plan. The purpose of the Phase I ESA was to identify any former or current operations or practices at the subject site and its vicinity to document the presence or absence of areas of potential environmental concern. The report concludes that no potentially contaminating activities were identified that would cause a significant areas of potential environmental concern on the subject site. Based on the results on the Phase I ESA, a Phase II ESA is not required. 5.6 STORMWATER MANAGEMENT A Stormwater Management Report was prepared by Novatech in June 2016 in support of the site plan application for the youth treatment facility on the Subject Site. The report was prepared in accordance with Section of the Official Plan. No measures to control stormwater quantity are required. Treatment of stormwater quality will be provided using grassed swales. Mitigation measures are being provided to meet the requirements of the Carp River Sub watershed Study. 5.7 SITE SERVICING STUDY A Site Servicing Study was prepared by Novatech in June 2016 for the proposed youth treatment centre. The proposed development will be serviced by an existing private well located north of the building and by a new Class 4 tile field with a tertiary treatment system. Novatech Page 6

10 6.0 POLICY REVIEW 6.1 CITY OF OTTAWA OFFICIAL PLAN The Subject Site is designated Agricultural Resource Area on Schedule A of the City of Ottawa s Official Plan. The recent Official Plan Amendment added an exception to permit a 30- bed residential care facility on the severed lot. The proposed development is in keeping with the site specific amendment to the Agricultural Resource designation. The proposed Residential Care Facility also complies with Policy 12 of the Agricultural Resource Area designation which requires new non-farm development to comply with the minimum distance separation (MDS) formula. The location of the facility is such that it is located outside the MDS arcs of several existing barns, and will not hinder any proposed expansion to these livestock facilities. Policies 11 and 12 of Section of the Official Plan discuss the Minimum Distance Separation (MDS) requirements for all new farm and non-farm development. Three barn locations were identified in the area surrounding the Subject Site. The barns identified with their respective MDS distances are shown in the MDS package submitted with this application, along with the discussion of discounted properties and the MDS calculation sheets. Section 4 of the Official Plan outlines policies the City uses in order to review planning applications. The proposed development respects the following relevant policies: Relating to Policy 4.2 (Adjacent to Land Use Designations), the Subject Site is subject to MDS in relation to any existing barns in the area. As determined in the MDS package submitted with this application, there is ample room on the Subject Site to accommodate the proposed development without encroaching within the MDS arc of any existing barn; Relating to Policy 4.4 (Water and Wastewater Servicing), the subject site does not have access to municipal water and wastewater facilities. The proposed development will be serviced by a private well and septic system. The proposed septic system will be required to be designed based on Ministry of the Environment and Climate Change standards. A new water supply well was recently constructed (April 2014) to service the proposed building. A pumping test and water sampling were completed by Houle Chevrier Engineering to determine water quantity and quality of the well. The accompanying Hydrogeological Investigation concludes that there is sufficient water quantity to accommodate the proposed development. Water samples taken from the well met all the standards of the Ontario Drinking Water Standards. A more detailed analysis of the water quality and quantity can be found in the Hydrogeological Report, submitted with this application. Novatech Page 7

11 Relating to Policy 4.6 (Cultural Heritage Resources), the Subject Site is identified as a location with archeological potential. A Stage 1, 2 and 3 Archaeological Assessment was prepared by Northeastern Archaeological Associates Ltd., and cleared by the Ministry of Culture. The archaeological assessment concluded that artifacts found on site dated from 1850 to 1910 and that no further excavation or archaeological investigation would be required for the subject lands; Relating to Policy 4.7 (Environmental Protection), as part of the Official Plan and Zoning By-law Amendment applications, an Environmental Impact Statement and Servicing Options Report, prepared by Nibblet Environmental Associates Inc. and Novatech respectively, have been submitted as per the requirements of Section 4.7 of the Official Plan; Relating to Policy 4.8 (Protection of Health and Safety), a Phase 1 Environmental Assessment, prepared by Houle Chevrier Engineering, was submitted with the Official Plan and Zoning By-law Amendment applications demonstrating that the subject site is not subject to contamination; Relating to Policy 4.10 (Greenspace Requirements), given the amount of space required on site for nitrate dilution, the majority of the subject lands will remain as green space. Relating to Policy 4.11 (Urban Design and Compatible Development), the proposed development conforms with the intent of Section Given the rural nature of the area, the location of the proposed Residential Care Facility with generous setbacks and ample greenspace to accommodate water quality objectives, is not out of character with the rural area and will not have an adverse effect on the adjacent residential uses or impact the existing outdoor amenity spaces of these residential uses. The proposed development is in conformity with the provisions of the City of Ottawa s Official Plan. 6.2 CITY OF OTTAWA ZONING BY-LAW The Subject Site is zoned Agricultural, Subzone 3, Exception 807r (AG3[807r]). The purpose of the Agricultural Zone is to recognize and permit agricultural uses in areas designated Agricultural Resource Area in the Official Plan. The Agricultural Subzones 1 through 3 are used only to recognize existing smaller sized agricultural lots that do not meet the AG zone requirements. The Subject Site meets the minimum lot area requirement of 10 hectares, and the minimum lot width requirement of 60 metres. Novatech Page 8

12 The site specific Zoning By-law Amendment includes residential care facility as a permitted use and sets out the following requirements: The following applies to a residential care facility: (i) limited to 30 persons excluding staff; (ii) not permitted where a residential use exits within the AG3[807r] zone; (iii) minimum setback from a lot line abutting Oak Creek Road: 120 m; (iv) minimum setback from a lot line abutting Bradley Side road: 15 m; and (v) minimum setback from a lot line abutting a side lot line of the lands known as 718 Oak Creek Road: 120m; - Residential uses are not permitted within the AG[807r] zone where a residential care facility already exists. Setbacks for the proposed development will exceed the minimum performance standards set out in the AG [807r] Zone. Figure 2: Site Plan 7.0 CONCLUSION The proposed development conforms to the site specific Official Plan policies and complies with the zoning provisions of the AG [807r] zone. The development proposal for a Residential Care Novatech Page 9

13 Facility dedicated to providing needed treatment of youth affected by drug and alcohol addiction and associated mental health issues represents good land use planning, is appropriate for the site and will benefit the citizens of the City of Ottawa and eastern Ontario. Yours truly, NOVATECH Samantha Lahey, MCIP, RPP Planner Novatech Page 10

14 Appendix A Site Plan

15 mm TO 718 OAK CREEK ROAD PROPERTY LINE 25 m MIN. CLEARANCE DIMENSION FROM SEPTIC AREA TO WELL 2 m TALL OPAQUE SCREENED IN AREA AT WASTE BINS & GENERATOR ON CONCRETE PAD. SEPTIC INFILTRATION AREA 5 DEGREE SLOPED AREA true north / project north scale: As indicated GRAVEL AREA SEPTIC SYSTEM CONTROL BUILDING (2742 mm L x 2056 mm W) w/ CONCRETE PATHWAY SEPTIC TANK AREA STORAGE SHED WELL HEAD - 15 m CLEARANCE FROM WATERLOO BIOFILTER SEPTIC SYSTEM CONCRETE SIDE WALK PROPERTY LINE 9000 TYP m L x 3.6 m W LOADING DOCK 3500 OUTDOOR AREA SEPTIC BED CONCRETE SIDEWALK ,738 mm TO OAK CREEK ROAD PROPERTY LINE FENCE. SEE LANDSCAPE PLAN 1525 CONCRETE ENTRY OAK CREEK ROAD BRADLEY SIDE ROAD UNIT PAVERS CONCRETE ENTRY 1525 Key Plan 2 A-02 A mm WIDE DRIP EDGE. TYPICAL 1 : CONCRETE ENTRY DAVE SMITH YOUTH TREATMENT CENTRE BUILDING AREA = 2,148 m2 OUTDOOR AREA FIRE DEPARTMENT CONNECTION GRAVEL ROAD FI RE DE PA RT M EN T FR OM PRINCIPLE ENTRANCE WITHIN 3 m TO 15 m FROM FIRE ACCESS ROUTE 900 mm WIDE DRIP EDGE. TYPICAL 32 CO 68 9 NN EC TI ON FIRE PROTECTION TANK AREA (18,000 GALLON TANK) TO FI RE TA NK 3600 mm WIDE x 5200 mm DEEP PHYSICAL DISABLED PARKING SPOT HY DR AN T HP 1 Legend Issued for Site Plan Control Description No Project Data 6700 HP A C project C drawing no. A BC Site Plan drawn HP B drawing location no. drawing date HP A detail no. Dave Smith YTC 1883 Bradley Side Road designed 1: June 2016 Date Revision Schedule ARCHITECT: WATSON MACEWEN TERAMURA ARCHITECTS STRUCTURAL ENGINEER: CLELAND JARDINE ENGINEERING LTD. MECHANICAL ENGINEER: BPA ENGINEERING LTD. ELECTRICAL ENGINEER: BPA ENGINEERING LTD. CIVIL ENGINEER: NOVATECH ENGINEERS, PLANNERS AND LANDSCAPE ARCHITECTS LANDSCAPE ARCHITECT: NOVATECH ENGINEERS, PLANNERS AND LANDSCAPE ARCHITECTS LAND SURVEYOR: FAIRHALL MOFFATT & WOODLAND LTD, ONTARIO LAND SURVEYORS TYPICAL 12 m CENTRELINE RADIUS PROPOSED LOCATION OF NEW TRANSFORMER ON CONCRETE PAD ASPHALT PARKING AREA. TWO WAY TRAFFIC BUILDING ENTRANCE POINTS PROPERTY OWNERS: DAVE SMITH YOUTH TREATMENT CENTRE 22 PARKING SPOTS HYDRO POLE SURVEY, SERVICES, LANDSCAPE, GRADING AND LIGHTING INFORMATION IS DERIVCED FROM FAIRHALL MOFFATT & WOODLAND LTD, ONTARIO LAND SURVEYORS DATED 21 APRIL TYP TYP DEPRESSED CURB N 48d 33' 00"E HP MUNICIPAL ADDRESS BRADLEY SIDE ROAD, OTTAWA, ONTARIO PART OF LOTS 6 & 7 CONCESSION mm WIDE CONCRETE SIDEWALK CONCRETE CURB. TYPICAL FIRE ACCESS ROUTE PROPERTY LINE UNLESS OTHERWISE NOTED ALL PARKING SPACES ARE 2600 mm WIDE x 5200 mm DEEP 6 m WIDE ASPHALT ROAD FIRE ACCESS ROUTE. TYPICAL 12 m CENTRELINE RADIUS BUILDING AREA 1 : 300 DEPRESSED CURB ASPHALT ROAD AT INTERSECTION N 40d 12' 10"W COURTYARD - UNIT PAVERS CONCRETE ENTRY date LDW 7 June 2016 MJAW 7 June 2016 revised N 48d 17' 30"E date approved PROPERTY LINE m date tender date BRADLEY SIDE ROAD 1 A-02 A-01 Site Plan 1 : 300 project no. drawing no A-01 6/13/ :22:41 AM ROAD WIDENING