3095 Albion Road North. Zoning By-law Amendment and Site Plan Control Applications PLANNING RATIONALE ADDENDUM

Transcription

1 3095 Albion Road North Zoning By-law Amendment and Site Plan Control Applications PLANNING RATIONALE ADDENDUM Prepared for: Ahlul-Bayt Centre Ottawa (ABCO) 200 Baribeau Street Ottawa, ON K1L 7R6 Prepared by: NOVATECH Suite 200, 240 Michael Cowpland Drive Ottawa, Ontario K2M 1P6 January 2017 Novatech File: Ref: R

2 Table of Contents 1.0 INTRODUCTION POLICY REGULATORY FRAMEWORK CHANGES 2016 OPA Policy 1 of Section Urban Employment Area COMPATIBILITY ASSESSMENT Purpose of the Compatibility Assessment Land Use Context POTENTIAL ADVERSE IMPACTS Description of Class III Facility Walkley O-Train Yard and CN Rail Lands Separation Distances within Infill Areas Potential Noise, Vibration and Air Impacts Health and Safety Considerations Trespassing Areas of Potential Environmental Concern (APECs) Pedestrian Safety Potential Traffic Impacts Potential Traffic Increases Off-Street Parking Impact CONCLUSION...19 Novatech 1

3 1.0 INTRODUCTION This Planning Rationale Addendum serves to complement the Planning Rationale (Novatech, 2016) that was prepared in relation to two concurrent planning applications, a Zoning By-law Amendment and a Site Plan Control application, for the proposed development of a mosque, school and community centre, to be known as the Ahlul-Bayt Centre Ottawa (ABCO) complex at 3095 Albion Road North. This Planning Rationale Addendum should be read in conjunction with the Planning Rationale and serves to address comments provided by the City (letter dated 28 April 2016) in regard to their review of the ZBA and Site Plan submission (deemed complete on 8 March 2016); as well as to address the recent proposed policy changes to the Urban Employment Lands designation of the City s Official Plan that are directly relevant to this proposal. 2.0 POLICY REGULATORY FRAMEWORK CHANGES 2016 OPA The Planning Rationale (2015) demonstrated conformity with the relevant policies of the Provincial Policy Statement and the City s Official Plan; as well as provided an overview of the proposed Zoning By-law Amendment and a review of the Site Plan. Since that time, Council of the City of Ottawa adopted an Official Plan Amendment (Council Adopted 14 December 2016), known as 2016 OPA. The 2016 OPA is a comprehensive set of policy changes to the City s Official Plan that incorporates findings of two major studies (Employment Land Review and the Land Evaluation and Area Review for Agriculture) and reflects a change of the OP s planning horizon to the year The Amendment proposes a new policy within Section 3.6.5, Urban Employment Areas that will allow the consideration: through a site specific amendment to the Zoning By-law permitting low density institutional uses such as community centres, daycares, places of worship only if the proposed use is compatible with existing and potential permitted uses as specified in the Zoning By-law; and, the ability for the remainder of the Urban Employment Area to achieve the requirements of Policy 1 above or as otherwise provided for in a Secondary Plan. The compatibility assessment will be guided by the Ministry of the Environment D-Series Guidelines, as amended. The identification of potential permitted uses may consider the impact that existing uses adjacent to and within the Urban Employment Area may already have on a non-existing use that is permitted in the Zoning By-law (new proposed policy (f), OPA 2016, November 2016). Novatech 2

4 2.1 Policy 1 of Section Urban Employment Area Policy 1 of Section (Draft OPA 2016) indicates that established Urban Employment Areas (UEA) have capacities to provide for 2,000 to 20,000+ jobs, which would be distributed over a particular Urban Employment Area at a range of densities. As outlined in the Planning Rationale (Novatech, 2016), the Urban Employment Area in which the subject property is located has an area of approximately 685 ha (including only those employment lands south of Walkley Road, not the larger Employment Area designation that captures the rail corridor north and east to the 417). The subject property is 1.55 ha in size, which represents 0.2% of the lands within the Urban Employment Area. When applying the minimum and maximum job capacities to the South of Walkley Road Urban Employment Area (i.e. 2,000 jobs (minimum) to 20,000 jobs (maximum) over 685 ha), a 1.55 ha parcel would have job targets ranging from 4.5 jobs (minimum) to 45 (maximum) jobs. The proposed institutional building at 3095 Albion Road North would employ 20 full-time people and 43 part-time people, for a total of 63 jobs. Sixty-three jobs will provide an adequate number of jobs on the site to enable the UEA to reach the higher magnitude job capacity of 20,000+ jobs. 3.0 COMPATIBILITY ASSESSMENT The overall purpose of carrying out a compatibility assessment is to prevent land use conflicts. In keeping with policy (f), introduced through OPA 2016, and the City of Ottawa s Review Comments, this compatibility assessment is being guided by the MOE D-Series Guidelines. Appendix A of D-6, Compatibility between Industrial Facilities, classifies the adjacent Walkley Rail Yard and CN lands located to the south of the subject property as a Class III Industrial Facility. Appendix 3 (D-6-3 Separation Distances) indicates that the following parameters should be considered as part of a compatibility assessment for a Class III Industrial Facility: - a 1000 metre potential influence area and - a 300 metre recommended minimum setback in which incompatible development should not normally take place. Novatech 3

5 3.1 Purpose of the Compatibility Assessment The specific outcome of this assessment is to establish the parameters and/or mitigation measures which are required to reduce the potential conflicts and adverse impacts of locating the proposed institutional uses (mosque/school/community centre) within the minimum 300 metre recommended separation distance limit between uses that may be considered incompatible. In addition to MOE s D-Series, the Guidelines for New Development in Proximity to Railway Operations (Federation of Canadian Municipalities/Railway Association of Canada Proximity Initiative, 2013) apply in this context and this assessment includes their consideration. The Proximity Initiative Guidelines recommend a 300 metre setback for new residential development in proximity to a freight rail yard and a 30 metre setback from a main rail line (Section 3.3 Building Setbacks for New Developments). The Walkley O-Train Yard, which is directly adjacent to the subject property, is not a typical freight yard since the trains that are serviced and maintained within this Yard are passenger trains (diesel-powered O-Trains), whereas the CN rail lands further south are more typical of a freight rail yard. 3.2 Land Use Context Adjacent to and abutting the subject property to the south, is the Walkley O-Train Maintenance and Storage Yard. The Walkley Yard forms part of the O-Train Trillium Line (component of the City s Rapid Transit Network) and is zoned Light Industrial (IL), as is the front portion of the subject property (see Figure 1). Permitted uses within the Light Industrial Zone include heavy equipment and vehicles sales, rental and servicing and uses that are similar to the proposed institutional uses (i.e. day care, place of assembly, recreational and athletic facility, and training centre) (see pages 17 and 18 of the Planning Rationale for further discussion). It is assumed that since the City s Zoning By-law for Light Industrial zones allows for the listed range of uses, it de facto has established that such uses (institutional and heavy equipment and vehicle sales, rental and servicing) may be compatible with each other given appropriate handling in regard to the building s urban design, lot configuration and implementation of mitigation measures, if required. Section 87, Rapid-Transit Network of the City s Zoning By-law further permits the Rapid Transit Network in all zones. Novatech 4

6 Subject Property: Sensitive Land Uses Series D-6 Compatibility between Industrial Facilities, deems institutional uses such as schools, places of worship, community centres and their associated outdoor amenity areas as sensitive land uses meaning careful consideration of potential impacts is required when locating such uses adjacent to Class III uses. Ideally, in such a circumstance, the 300 metre recommended separation distance would be adhered to, however, given that the subject property is within an urban infill area, such a separation distance is not achievable off-site. Figure 1: Zoning Map showing Subject Property Section 4.10, Redevelopment, Infilling and Mixed Use Areas, of Series D-6 recognizes that distances less than the recommended 300-metre-separation distance may be considered when infill circumstances arise, so long as the following criteria are being met: (1) such infill considerations are identified within official plan policy(ies), and (2) the infill proposal moves Novatech 5

7 forward with a use specific site zoning. In this case, these criteria are being met given that the City of Ottawa s new policy for Urban Employment Lands introduced through 2016 OPA recognizes that a compatibility assessment, grounded by MOE s D-Series, is required when sensitive uses (i.e. institutional uses) are being considered upon lands designated as Urban Employment Lands. Secondly, the addition of the proposed institutional uses is being put forward through a proposed site specific rezoning. Properties to North and West Properties to the north of the subject property have already been developed and include light industrial and commercial uses, a hydro corridor and residential uses further north beyond the Urban Employment Lands designation. The only remaining vacant land in the vicinity is Cityowned lands, which are located to the west of the subject property across Albion Road North. The City s vacant lands are zoned Development Reserve 2 and designated General Urban Area. The DR2 zone permits buildings or uses operated by government bodies and we understand that the current proposal is to utilize the property for new municipal sports fields, which under the D-6 Guidelines would also fall under the category of sensitive land uses. Properties to South and East Immediately south of the proposed ABCO complex lands are the Walkley Yard and CN lands. The nature of current activities taking place on the Walkley Yard are as follows: Trains entering and leaving the Yard at low speeds concentrated during morning hours (5-6 AM) and at the train s end of the day (1 AM). Trains are diesel powered, however, generally quiet. Currently, the Walkley Yard has six (6) O-trains that are arriving for nightly regular maintenance and refueling, and subsequently daily departing. Train departure (early morning) will see bells and whistles being tested. Maintenance of trains (changing brakes, testing hydraulics, painting, etc.) will be carried out within a maintenance building that has an open door. Other activities include washing trains. Truck movements into/exiting the subject property. Office uses. The CN lands to the south of the Walkley Yard have fluctuating levels of rail traffic primarily during day-time hours. Further south of the CN lands are commercial, light industrial and residential uses. To the east of the site are light industrial/commercial uses and environmental protection/open space lands. Novatech 6

8 4.0 POTENTIAL ADVERSE IMPACTS In order to determine the potential adverse impacts of adjacent land uses on the proposed institutional use, existing and future potential adjacent land uses and activities have been reviewed. The examination of potential adverse noise, vibration, air, and health and safety impacts is centred on consideration of potential impacts: (1) arising from the operational activities on the Walkley O-Train Yard and the CN rail yard and (2) arising from the addition of the proposed new uses (place of worship, school and community centre), including a stormwater management pond, on the subject property. Potential traffic impacts are also discussed given the public s expressed concerns at a public meeting held on 3 rd May 2016 regarding the proposed new institutional uses. The potential adverse impacts summarized within this section are based on the findings of the following studies: Environmental Noise Feasibility Assessment (Gradient Wind Engineering Inc., 2016), Phase 1 ESA Vacant Property, 3091 and 3095 Albion Road North (Paterson Group, 2016), Transportation Impact Study (Novatech, 2016) and Transportation Addendum (Novatech, 2016). In addition, the Trillium Line Extension Planning and EA Study (2016) was reviewed to confirm its findings associated with the potential identified effects of the Walkley Yard expansion on adjacent land uses and recommended mitigation measures for implementation of the proposed Yard expansion. Potential adverse impacts emanating from the activities of the Walkley Yard that were examined within the Trillium Line Planning and EA Study included noise, air emissions (dust) and vibration. 4.1 Description of Class III Facility Walkley O-Train Yard and CN Rail Lands The adjacent Walkley Yard forms part of the City of Ottawa s Rapid Transit Network, known as the Trillium Line and the existing and future expansion plans were reviewed as part of this compatibility assessment. Expansion plans are described within the Environmental Project Report Novatech 7

9 (EPR) of the Trillium Line Extension Planning and Environmental Assessment Study (January, 2016), which describes the expansion as follows: the addition of a separate jacking bay, a new inspection pit, additional storage tracks (which includes the addition of 0.5 ha of property north of the yard to accommodate a relocation of one of the rail lines), as many as 18 trains arriving for regular nightly maintenance, and additional office space that will be constructed between existing buildings where space permits, and at the north end of the yard on the additional property (see Figure 2). The expansion will be contained to the area of the existing Walkley maintenance yard facility, which is located more than 250 metres away from the closest east wall face of the proposed institutional building and at least 30 metres from the rear lot line. Figure 2: Proposed Walkley Yard Expansion (Source: City of Ottawa/MMM Group, Environmental Project Report (EPR) of the Trillium Line Extension Planning and Environmental Assessment Study) Approval of the Trillium Line Extension EA Study deemed that the City of Ottawa can proceed with the Walkley Yard expansion as part of the overall build and operation of the rapid transit project, subject to further noise analysis and assessment 1. The Trillium Line EA also indicated that in the long-term, a new maintenance and storage facility (MSF) will be located near the new Bowesville LRT Station when the Trillium Line is to be converted to twin-track electric LRT. The new Bowesville MSF facility will be located adjacent to the proposed Bowesville LRT Station near the Ottawa Airport. No long-term planned function for the future use of Walkley Yard was established within the Trillium Line Extension EA Study. However, it is assumed that only 1 Environmental Project Report (EPR) of the Trillium Line Extension Planning and Environmental Assessment Study, Prepared by the City of Ottawa/MMM Group. (January, 2016). See Noise/Vibration/Air Quality (page 97) within Section 10.0 Commitments to Future Work. Novatech 8

10 permitted uses (i.e. uses permitted within the Light Industrial zone and/or uses associated with the Rapid Transit Network) that would be compatible, (i.e. uses that would not result in adverse impacts and/or a compatibility assessment with necessary mitigation measures would be implemented) would be established in the future on the Walkley Yard lands. 4.2 Separation Distances within Infill Areas MOE s D-6 Compatibility between Industrial Facilities recognises that the recommended 300 metre minimum separation distances may not be achievable off-site within infill areas. Given that the subject property is an infill site, separation distances are being met on-site versus off-site (see below). On-site Separation Distance between Walkley Yard & Proposed Institutional Uses On-site separation distances are maximized to the extent possible through building layout. Building layout and design reflect consideration of the proximity of the Walkley Yard and the location of the O-Train maintenance and storage facilities in relation to the subject property. The O-Train rail line(s) runs parallel to the length of the subject property with an on-site separation distance (setback) from the lot line of the subject property to the closest spur line varies from 45 metres (eastern limit of the subject property parking area) to 100 metres (western limit of the subject property building location) (see Figure 2). The setback from the lot line (shared with Walkley Yard) to the building is at least 9 metres, which when combined with the setback to the closest spur line provides a setback of approximately 109 metres between the proposed building and the closest rail spur line. The east wall face of the proposed mosque/school/community centre building is located approximately 285 metres away from the maintenance buildings at the O-Train Walkley yard. The main part of the outdoor play area (accommodating the play structure) is located at the front of the proposed building with the following setbacks from the proposed activities at the Walkley Yard: (1) approximately 380 metres from the proposed inspection and maintenance buildings, and (2) approximately 100 metres, with a proposed 2.2-metre tall noise barrier from the closest light rail spur line. Novatech 9

11 The 2013 Guidelines for New Development in Proximity to Railway Operations deem such outdoor recreational uses as appropriate within setback areas 2. There is no reason to suggest that this setback distance would be reduced anytime in the future because the setback buffer area between the building and the rail line contains a tributary of Sawmill Creek, with a floodplain having widths up to 35 metres. Future plans for the expanded Walkley Yard show a new warehouse building, as well as new maintenance and office buildings within the setback areas (see Figure 3). Figure 3: On-site setbacks between proposed institutional uses and Walkley O-Train Yard uses 4.3 Potential Noise, Vibration and Air Impacts The Environmental Noise Feasibility Assessment (Gradient Wind Engineering Inc., 2016), undertaken in association with the development applications for the ABCO facility, assessed the existing and future noise levels given the existing and future activities within the Walkley O-Train Yard and the CN Rail Yard. The noise study found that existing and future projected noise levels on the site would exceed 55 dba and recommended that the proposed development be 2 Guidelines for New Development in Proximity to Railway Operations (Federation of Canadian Municipalities/Railway Association of Canada Proximity Initiative, 2013). Section 3.3 Building Setbacks for New Developments. Novatech 10

12 considered as a Class 4 area for stationary noise. Noise attenuation measures were deemed necessary to ensure indoor and outdoor noise levels meet the City s recommended noise limit range(s) for places of worship, schools and community centres. As part of the noise assessment study, in-situ noise monitoring was undertaken for a month-long period. A summary of their findings is provided below. Indoor Noise Levels Mitigated to 40 dba The noise assessment determined that noise levels would be highest along the south façade (58 dba) of the building during the day; and 48 dba during the night. Architecturally, the fenestration pattern on the south side of the proposed institutional building is minimal with windows only provided for those sections of the building allocated to classrooms and one elongated window for the mosque. The noise study (GWE, 2016) recommended the following mitigation measures to control indoor noise levels to 40 dba, as established within the City of Ottawa Environmental Noise Control Guidelines (ENCG, January 2016) criteria: Exterior windows around the perimeter of the building should have a minimum STC of 30. Exterior wall components around the perimeter of the building should have a minimum STC of 45, which will be achieved with brick cladding or an acoustical equivalent according to NRC test data. A heating and cooling system, such as central air conditioning or similar mechanical system, allowing windows to remain closed, to be furnished within the building. The above-listed recommended mitigation measures (building design and closed windows with air conditioning) are incorporated within the building design and will provide for indoor noise levels that satisfy ENCG 2016 indoor sound level criteria of 40 dba. In addition, a Warning Clause will be required on title, including Purchase, Sale and Lease Agreements. Outdoor Noise Levels Mitigated to less than 55 dba The noise study reported railway noise calculations for four locations around the proposed institutional building (see Section 5.2 Railway Traffic Noise Levels, page 14 of the Environmental Noise Feasibility Assessment (GWE, 2016)) (see Table 1). Novatech 11

13 Table 1: Exterior Noise Levels due to Railway Traffic* Plane of Window of Proposed Noise Level (dba) Mosque/School/Community Centre Receptor Location Day Night East Façade (2 nd Floor) South Façade (2 nd Floor) West Façade (2 nd Floor) Playground Area Ground Level *Source: Table 7, page 14, Environmental Noise Feasibility Assessment (GWE, 2016). The highest noise levels (58 dba) were found to occur along the south façade of the proposed building which is nearest and most exposed to the activities of Walkley O-Train Yard and CN rail lands. Noise levels were predicted to approach 58 dba at the main section of the outdoor play area where the play structure will be located. As reported in the noise study, the City s ENCG requires that areas to be used as an outdoor living area, should be mitigated to 55 dba where technically and administratively feasible. In response, the noise study investigated the application of a 2.2-metre tall noise barrier (with a minimum surface density of 20 kg/m 2 ) along the southern property line and established that noise levels can be reduced to 53 dba. Table 2: Results of Noise Barrier Investigation* Daytime Noise Levels (dba) Location Noise Barrier Height Without Barrier With Barrier Playground Area 2.2 metres *Source: Table 8, page 15, Environmental Noise Feasibility Assessment (GWE, 2016). Thus, the potential noise impacts from the Walkley Yard and rail lands can be mitigated such that indoor and outdoor noise levels are acceptable (i.e. noise levels that meets the City s ENCG) given the implementation of building mitigation measures and the addition of a 2.2-metre tall noise barrier around the perimeter of the outdoor play area of the school to reduce outdoor noise levels to 53 dba. In addition, warning clauses and an environmental easement (as per CN s request) will be required on titles (including on Purchase, Sale and Lease Agreements). For details of the recommended warning clauses, see the Noise Feasibility Report. Novatech 12

14 Vibrations GWE (2016) concluded that vibrations are not expected to be of concern as the proposed building is located more than 75 metres from the rail line right-of-way (as per Section Environmental Noise Control of City s Official Plan). Trillium Line Extension EA Study The noise and vibration assessment for the Walkley Yard expansion found that predicted noise and vibration levels will remain within levels deemed acceptable in the City s Environmental Noise Control Guidelines. Further, the Trillium Line Extension EA Study recommended further analysis and assessment of anticipated noise impacts of the expanded Walkley Yard Maintenance Storage Facility on surrounding land uses in the later detailed design phase of the project by a qualified consultant (see Section 10.0 Commitments to Future Work of the EPR of the Trillium Line Extension Planning and EA Study). It is assumed that in the event that future noise impacts from the Walkley Yard expansion require mitigation, then mitigation measures would be implemented at that time (i.e. with the future expansion) and would consider the effects of any noise and vibration level increases on the proposed mosque /community centre/ school. The air quality assessment, undertaken as part of the Trillium Line EA, found that concentrations of airborne contaminants will remain below the thresholds identified in the Ontario Ministry of the Environment and Climate Change s (MOECC) Ambient Air Quality Criteria (AAQC) (Appendix B, Noise, Vibration and Air Quality Report, Trillium Line EA). No Adverse Impacts Based on the findings of the Environmental Noise Feasibility Assessment (GWE, 2016) and the Trillium Line Extension Planning and EA Study (City of Ottawa/MMM Group, 2016), no adverse noise, vibration or air emission impacts are anticipated from activities on adjacent sites nor from the introduction of the institutional building on the subject property. No potential adverse impacts were identified to arise from existing commercial and light industrial land uses to the north and east nor arising from the future development of the City s vacant lands to the west. 4.4 Health and Safety Considerations City Staff s feedback, arising from the circulation of the submitted Zoning By-law Amendment (ZBA) and Site Plan Control applications, identified the following potential health and safety issues: (1) the potential for trespassing from the subject property to the Walkley O-Train Yard and Novatech 13

15 rail line; (2) public safety associated with potential contaminants on adjacent sites, and (3) safety of pedestrians accessing the new institutional building Trespassing A 1.83-metre-high chain-link security fence is proposed along the southern perimeter of the property (shared lot line with Walkley Yard) to restrict trespassing from 3095 Albion Road onto the Walkley Yard (and vice-versa). A new 1.83-metre-high chain-link fence is also proposed to extend along the southern lot line of the adjacent Twin Equipment property around the proposed stormwater pond to connect to the existing Twin Equipment fencing to limit the possibility of trespassing from 3091 and 3095 Albion Road North onto CN lands (and vice versa). Sections of existing 1.83-metre-high fencing will be incorporated with the new fence, as feasible. In addition, the new 2.2-metre tall noise barrier will act as a trespassing deterrent between the subject property and the Walkley Yard Areas of Potential Environmental Concern (APECs) The Phase 1 Environmental Site Assessment (ESA), undertaken in relation to the proposed ZBA and Site Plan, reviewed Areas of Potential Environmental Concern on the subject property and within the surrounding study area (Paterson Group Inc., June 2016). The Phase 1 ESA determined that no Potentially Contaminating Activities (PCA) were identified on the site nor on the adjacent portion of 3091 Albion Road, which is to be used for a stormwater pond for the proposed development. Further, any PCAs identified on other properties within the Phase I study area were not considered to represent Areas of Potential Environmental Concern (APEC). Paterson Group Inc. (2016) reported that adjacent properties are not representative of APECs due to their separation distances and/or inferred downgradient or cross-gradient location. Paterson s (2016) search of the MOECC Access Environment web site determined that there are no current Environmental Compliance Approval (Air and Noise) applications in the area. Such approvals are required for any proposals that involve discharge of contaminants into the natural environment (meaning the air, land and water, or any combination or part thereof, under Section 9 of the Environmental Protection Act). Based on these findings, no adverse environmental impacts are anticipated from activities on adjacent sites within the study area of the Phase 1 ESA (see Phase 1 ESA study for additional detail). Novatech 14

16 4.4.3 Pedestrian Safety The safety of pedestrians was identified as a concern given that there are no sidewalks along the section of Albion Road North from approximately 40 metres north of Kitchener Road (east side) to the subject property. ABCO anticipates that the bulk of their students (70-80%) will be arriving by car and that the numbers of pedestrians accessing the site will be low. The City has suggested adding a 1.8-metre-wide sidewalk along the east side of Albion Road, behind an existing swale, as part of the improvements to be implemented through the Site Plan process. A functional design of the new sidewalk is provided within the Transportation Addendum. It is shown to extend north from the subject property to 40 metres north of the Kitchener Avenue intersection, with all way stop signs to be added at the Kitchener Avenue/Albion Road intersection to allow pedestrians to safely cross the street. Further, the City indicated that any other longrange pedestrian connectivity plans within the study area, including a pedestrian crossing over the railway corridor and a Multi-Use Pathway running east-west within the hydro corridor north of the site, would not be advanced in the near future and that future improvements to pedestrian connectivity associated with this development be site-specific. Hence, other off-site pedestrian improvements are neither being proposed nor are deemed required. Pedestrian safety along this new section of sidewalk is not deemed to be a concern given that pedestrians will only need to cross three driveways over the 250 metre length of sidewalk (at the Hydro site; at the Twin Equipment driveway; and at the shared Twin Equipment/ABCO complex driveway) when walking from Kitchener Avenue to the subject site. The amount of traffic at the driveways is not expected to be excessive with safe pedestrian-vehicular interactions taking place (i.e. whereby drivers and pedestrians will have clear sight of each with pedestrians being given the right-of-way). The Transportation Addendum (Novatech, 2016) has also presented the potential addition of a Pedestrian Crossover (i.e. the provision of pavement marking and signage to give pedestrians the right-of-way) at the north side of the Kitchener Avenue/Albion Road T-intersection, in the event that future pedestrian safety concerns warrant such a consideration. The Site Plan for 3095 Albion Road shows a shared driveway with the adjacent property at 3091 Albion Road, with approximately half of the driveway width located on each site. The Transportation Impact Study (Novatech, 2016) and Transportation Addendum (Novatech, 2016) Novatech 15

17 indicate that heavy vehicles accessing 3091 Albion Road would be infrequent and would be travelling through the site on an occasional basis. Based on Novatech s review of applicable design standards and the existing and projected traffic/vehicular conditions, the shared driveway access will be sufficient to accommodate the combined site traffic generated by both sites (i.e. Twin Equipment site and the proposed institutional use). For those travelling by car to the new institutional building, vehicles will be required to drive into the site and park (and walk) and/or drop-off near the main entrance located at the north-eastern corner of the building. For those with accessibility requirements, the Site Plan shows a proposed on-site lay-by along the south side of the shared driveway, which will be signed for the exclusive use of those with accessibility needs. In the event that future conditions require any alterations to improve the safety of the driveway functioning (i.e. the addition of new signage), such improvements would be implemented on-site on an as-needed-basis by the property owners. A legal right-of-way between ABCO and Twin Equipment is already in place for the shared driveway. Pedestrian and student safety is paramount for ABCO Officials and in the event that pedestrian/vehicular conflict/safety issues arise, ABCO Staff will address the issue at that time (with potential outdoor monitors, etc.). No Adverse Impacts Based on the findings of the Phase 1 ESA Vacant Property, 3091 and 3095 Albion Road North (Paterson Group Inc., 2016), the Transportation Impact Study (Novatech, 2016), and the Transportation Addendum (Novatech, 2016), no adverse public health and safety impacts are anticipated from activities on adjacent sites nor from the introduction of the institutional building on the subject property. 4.5 Potential Traffic Impacts At the public community meeting for the project held on 3 May 2016, residents expressed concerns related to the compatibility of the subject site for the proposed institutional uses given the potential for traffic impacts (increased volumes and speeding) on Kitchener Avenue and the potential overflow of parking on area streets during times of large events Potential Traffic Increases Based on the traffic volumes presented in the Traffic Impact Study (TIS) (Novatech, 2016), the development is expected to add approximately 130 new vehicle trips to Kitchener during the mid- Novatech 16

18 day peak hour, which amounts to an additional 2 vehicles/minute. The existing mid-day peak hour volume on Kitchener is approximately 220 vehicles/hour, for a total projected volume of 350 vehicles/hour. The TIS reported that the typical peak hour volume for an urban residential collector road, such as, Kitchener Avenue is 800 vehicles/hour. While the additional traffic may be noticeable, it was deemed not significant in terms of the operating capacity of the road (i.e. a total projected 350 vehicles during the peak hour is less than half of the typical peak hour volume for an urban residential collector road). In the event of unforeseen traffic impacts, a number of soft traffic calming measures were identified for consideration within the study area, including: Temporary traffic calming measures such as, speed radar, planters and flex posts. Delineation of parking lane(s). School Speed Zone (30kph) warning signs in proximity of Clifford Bowey Public School. Permanent turn prohibitions at Bank Street/Kitchener Avenue and Albion Road/Kitchener Avenue (i.e. remove time restrictions). In the long term, issues related to speeding on Kitchener Avenue were deemed as an issue that would be best addressed through a City-led Area Traffic Management Study Off-Street Parking Impact The minimum parking rates required for the proposed institutional uses are as follows: 24 spaces for the school use, 99 spaces for the worship area, 56 spaces for the community centre, 103 spaces for the assembly space 282 spaces in total A total of 284 parking spaces are proposed on the Site Plan. The Transportation Addendum reviewed the adequacy of the proposed 284 parking spaces, finding that: As large events within the assembly space will not be held in conjunction with other onsite activities, the parking requirement of 103 spaces for assembly space will serve as a contingency for the concurrent daytime users travelling by car for mid-day prayers, the school and the community centre. Novatech 17

19 Conversely, large events will not be held at the same time as other regular activities; thus all 284 parking spaces will be available for large events. In addition, ABCO and the owners of the Twin Equipment site have agreed in principle to share approximately 60 parking spaces when uses on the Twin Equipment site are not in operation. Based on the Transportation Addendum s assessment, no spillover off-street parking impacts are anticipated. Novatech 18

20 5.0 CONCLUSION The Planning Rationale Addendum addresses comments provided by the City following their review of the ZBA and Site Plan Control applications for a mosque/school/community centre at 3095 Albion Road North; and addresses recent proposed policy changes (through 2016 OPA) to the City s Urban Employment Lands (UEA) designation of the City s Official Plan that requires a compatibility assessment (guided by MOE D-Series Guidelines) to accompany a site specific ZBA to permit institutional uses within a UEA designation. In addition, the Planning Rationale Addendum considers the relevant policies of the Guidelines for New Development in Proximity to Railway Operations to ensure no interference with the future functioning of the adjacent Walkley O-Train Yard and CN rail corridor(s) with the introduction of institutional uses on the subject property. This compatibility assessment also summarizes the findings of the following studies: Environmental Noise Feasibility Assessment (Gradient Wind Engineering Inc., 2016), Phase 1 ESA Vacant Property, 3091 and 3095 Albion Road North (Paterson Group, 2016), and Transportation Impact Study (Novatech, 2016) and Transportation Addendum (Novatech, 2016). Given the infill nature of the subject property, the compatibility assessment contained herein considered the potential impacts associated with the proximity of the Walkley O-Train Yard and the CN rail line. The following on-site setback separation distances between the proposed institutional uses and the Walkley O-Train Yard are achieved through the building layout on the infill site within the UEA lands: (1) A setback of approximately 380 metres between the outdoor amenity area for the school and the proposed inspection & maintenance buildings on the Walkley O-Train Yard; and (2) A setback of approximately 100 metres, with a proposed 2.2-metre tall noise barrier, between the outdoor amenity area for the school and the closest light rail spur line. The 2013 Guidelines for New Development in Proximity to Railway Operations deem such outdoor recreational uses as appropriate within setback areas. Novatech 19

21 Implementation of standard building mitigation measures (installation of forced air heating with provision for central air conditioning; as well as standard window and building materials for noise abatement) are necessary to ensure indoor noise levels will not exceed established indoor noise criteria of 40 dba. A 2.2-metre tall noise barrier will be installed along the southern section of the shared lot line with the adjacent Walkley Yard and CN lands to reduce outdoor noise levels at the outdoor amenity area (playground) to approximately 53 dba. In addition, warning clauses and an environmental easement (as per CN s request) will be required on titles (including on Purchase, Sale and Lease Agreements). No adverse air emission or vibration impacts, associated with the Walkley Yard, CN rail activities or other sites with potentially contaminating activities within the study area, were identified through the Phase 1 ESA (Paterson Group Inc., 2016), the Environmental Noise Feasibility Assessment (GWE, 2016) or the Trillium Line Extension Planning and Environmental Assessment Study. Further, the compatibility assessment found no indication that development of the mosque, school and community centre building would interfere nor impede the existing or future use of the Walkley O-Train Yard and CN lands. No adverse public health and safety impacts are anticipated from activities on adjacent sites nor from the introduction of the institutional building on the subject property. Improvements related to pedestrian connectivity (i.e. new sidewalk along east side of Albion Road to subject property) and fencing around the property will ensure that needs related to meeting the health and safety of users (patrons, including children) are attended to, along with restricting trespassing from the institutional site onto the Walkley Yard and CN lands (and vice versa). Based on the findings of the Transportation Impact Statement and Transportation Addendum (Novatech, 2016), the additional projected traffic volumes on Kitchener Avenue arising from the operation of the mosque/school/community centre may be noticeable, however, are not significant in terms of the operating capacity of the road. In the event of unforeseen traffic impacts occurring on Kitchener Avenue, a number of soft traffic calming measures were identified within the Addendum for consideration by the City. An all-way stop control would be added at the Kitchener Avenue/Albion Road intersection to allow pedestrians to access the proposed new 1.8 metre sidewalk to be provided on the east side of Novatech 20

22 Albion south from approximately 40 metres north of Kitchener Road to the subject site as part of the site plan approval process for this proposal. If future pedestrian safety issues warrant, a pedestrian crossover could be considered by the City as a safe legal crossing for pedestrians at the Kitchener/Albion intersection. Finally, no spillover off-street parking impacts are anticipated from the regular day-to-day functioning of the mosque/school/community centre or from large, infrequent events that would be held at 3095 Albion Road North. Prepared By: Reviewed By: Nina Maher, MCIP, RPP Planner NOVATECH Gregory A. Mignon, MCIP, RPP Director, Planning & Development NOVATECH Novatech 21