1.
COMMERCIAL HIGHWAY SPECIAL (CHS) LANDS MUNICIPAL
SERVICING AND ENVIRONMENTAL ASSESSMENT STUDY ÉTUDE D’ÉVALUATION ENVIRONNEMENTALE
ET SERVICES MUNICIPAUX DES TERRAINS PORTANT LA DÉSIGNATION COMMERCES ROUTIERS
SPÉCIAUX |
Committee recommendationS
That Council:
1. Receive the results of the CHS Land Municipal Servicing
Study, illustrated in Documents 1 through 15, identifying Concept 2 as the
preferred option, in accordance with the requirements of the Ontario
Environmental Assessment Act;
2. Request staff to finalize the CHS Land Municipal Servicing
Study and proceed with the 30-day public review period, in accordance with the
Ontario Environmental Assessment Act.
Que le Conseil :
1. reçu les résultats de
l’Étude sur les services municipaux des terrains portant la désignation de
commerces routiers spéciaux, illustrés dans les documents 1 à 15, désignant le
concept 2 comme l’option privilégiée, conformément aux exigences de la Loi sur
les évaluations environnementales de l’Ontario;
2. demande au personnel de
mettre la dernière touche à l’Étude sur les services municipaux des terrains
portant la désignation de commerces routiers spéciaux et d’aller de l’avant
avec la période d’examen public de 30 jours, conformément à la Loi sur les
évaluations environnementales de l’Ontario.
Documentation
1.
Deputy
City Manager's report Planning, Transit
and the Environment dated 27 September 2007 (ACS2007-PTE-APR-0187).
2.
Extract
of Draft Minutes, 13 November 2007.
Report
to/Rapport au :
Planning and Environment
Committee
Comité de l’urbanisme et de
l’environnement
and Council / et au Conseil
27 September 2007 / 27 septembre 2007
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 : Michael Wildman, Acting Manager / Gestionnaire par
intérim, Infrastructure Approvals / Approbation des demandes d'aménagement
(613) 580-2424,
27811, Mike.Wildman@Ottawa.ca
REPORT RECOMMENDATIONS
That Planning and Environment Committee
recommend City Council:
1. Receive the results of the CHS Land
Municipal Servicing Study, illustrated in Documents 1 through 15,
identifying Concept 2 as the preferred option, in accordance with the
requirements of the Ontario Environmental
Assessment Act;
2. Request staff to finalize the CHS Land Municipal Servicing Study and proceed with the 30-day public review period, in accordance with the Ontario Environmental Assessment Act.
RECOMMANDATIONS DU RAPPORT
Que le Comité de l’urbanisme et de l’environnement
recommande au Conseil municipal :
1.
de recevoir les résultats de l’Étude sur
les services municipaux des terrains portant la désignation de commerces
routiers spéciaux, illustrés dans les documents 1 à 15, désignant le concept 2
comme l’option privilégiée, conformément aux exigences de la Loi sur les évaluations environnementales de
l’Ontario;
2.
de demander au personnel de mettre la
dernière touche à l’Étude sur les services municipaux des terrains portant la
désignation de commerces routiers spéciaux et d’aller de l’avant avec la
période d’examen public de 30 jours, conformément à la Loi sur les évaluations environnementales de l’Ontario.
BACKGROUND
The Commercial Highway Special (CHS) Land, located in the east end, is approximately 15 hectares in size and includes a mixture of vacant land, residential homes (single family and mobile homes) and commercial development. The CHS Lands are bound by Regional Road 174 to the north, the Tenth Line Road On-Ramp to the east, St. Joseph Boulevard to the south and Taylor Creek to the west. The study area boundaries described above are shown in Document 1 (Study Area).
The CHS Lands have remained largely undeveloped due to a lack of viable servicing options. Land owners in the area are interested in advancing development proposals. To respond to these issues, in April 2006, the Department retained a team of consultants to undertake a Municipal Servicing Study (MSS) and Transportation Study for the CHS Lands in order to satisfy Phases 1 and 2 of the Municipal Class Environmental Assessment (EA) Process. The Transportation Study is a supporting study to the Municipal Servicing Study and is included as an appendix in the MSS.
The study was finalized in draft in July 2007, and as such, approval of the study is recommended. Approval of the report will help guide development of the area in accordance with the preferred concept plan and servicing scheme and provide new residential and employment land opportunities in the east end. The purpose of this report is to provide a summary of the study process that lead to the infrastructure recommendations.
DISCUSSION
The CHS Lands Municipal Servicing Study evaluated two concept plans for the CHS Lands and recommended a preferred concept plan based on the natural, social and economic impacts, as well as servicing, phasing and constructability constraints.
For each concept plan, a maximum of three servicing alternatives were evaluated for each of the three municipal services (water, wastewater and stormwater) as well as road networks. The criteria used to evaluate the alternatives, and in turn the concept plans, are based, in part, on the criteria developed for the Master Plans for Water, Wastewater and Transportation. The evaluation criteria fall into four main categories: Natural Environment, Caring and Healthy Community, Constructability/Functionality and Economy, and also consider the environment, social and economic impacts of the infrastructure on the study area.
The design of the municipal services for the preferred concept plan was taken to the functional level and will serve as a guide for the detailed design of infrastructure and roads needed to support future development applications.
Concept Plans and Servicing Alternatives
Concept Plans
The concept plans are shown in Document 2 and 3 (Concept 1 - Zoning as presently exists and Concept 2 - Alternative zoning). Concept 1 proposes to develop the area under the existing Commercial Highway zoning designation. Concept 2 contemplates a rezoning of the area to include a mixture of parkland, residential (medium and high density), institutional and commercial development. Institutional, commercial and high density residential would be located west of the mobile home park. The mobile home park east to Taylor Creek would be medium high residential. There would be a park in a central location. The Concept Plans were intended to demonstrate viability based on known constraints and opportunities. It is expected that as development proceeds within the area, that zoning of the lands will be subject to either the new comprehensive Zoning By-law or site specific Zoning By-law amendments. The Concept Plan is not intended to be restricted to only those uses shown for demonstration purposes.
Each concept plan proposes servicing options for interim and final conditions. Interim conditions assume the development of the entire Study Area excluding the mobile home park. Final conditions assume the development of the entire Study Area.
Wastewater Servicing
The alternative wastewater servicing schemes considered for each concept plan include:
Concept Plan 1
· Document 4 Interim Option A: Interim gravity connection to the upgraded Mobile Home Park Pump Station (PS) with a future gravity sewer across Regional Road 174 into the Ottawa River Subtrunk (ORS). (Document 5 - Final Option A)
· Document 6 Interim Option B: Gravity sewer across Regional Road 174 into the ORS. (Document 7 – Final Option B)
· Document 8 Interim Option C: PS and Forcemain discharging to the existing sanitary sewer on St. Joseph Blvd. (Document 9 – Final Option C)
Concept Plan 2
· Document 10 Interim Option A: Gravity sewer across Regional Road 174 connecting to the ORS through the development east of Bellevue Creek. (Document 11 – Final Option A)
· Document 12 Interim Option B: PS and FM discharging to the existing sanitary sewer on St. Joseph Blvd. (Document 13 – Final Option B)
· Document 14 Interim Option C: Gravity sewer across Regional Road 174 connecting to the ORS through the development west of Bellevue Creek. (Document 15 – Final Option C)
Water Distribution
The configurations of the water distribution systems were similar for both concept plans. The configurations included a looped watermain network, consisting of a large diameter watermain, along the future east-west road, that connects to the existing watermain on St. Joseph Boulevard, Access Road ‘A’ and in some cases North Service Road, with branches of smaller diameter networks along the future north-south roads. (Documents 4 through 15)
Storm Drainage and Stormwater Management
The configurations of the storm sewer networks were similar for both concept plans. The lands west of the mobile home park drain by gravity to Brisbois Creek and the remaining lands to Taylor Creek. The storm sewer alignment through the lands draining to Taylor Creek differ between Concept Plans 1 and 2 due to the difference in the road networks.
The surface drainage is similar for both concept plans. The surface drainage from the lands west of the mobile home park will follow the road network and outlet into Brisbois Creek. The surface drainage from the mobile home park and lands to the east will follow the road network and outlet into Taylor Creek (Documents 4 through 15).
With respect to on-site stormwater
management (quantity control and quality treatment), the CHS lands are subject
to the recommendations of the 1995 Township of Cumberland Master Drainage Plan
(McNeely June 1995). The CHS lands are
tributary to two sub-watersheds: Brisbois Creek and Taylor Creek. The boundary between the two sub-watersheds
falls along the mobile home park’s west property boundary.
Due to hydraulic restrictions downstream,
the drainage area tributary to Brisbois Creek must provide on-site quantity
control to meet a target release rate of 150L/s/ha. On-site quality treatment is not required as it is already
provided in the existing on-line storm water management facility located within
Brisbois Creek.
The 1995 MDP concluded that areas tributary to Taylor Creek are not required to provide on-site quantity control, as there is sufficient hydraulic capacity downstream or on-site quality treatment due to the proposed construction of an on-line quality facility within Taylor Creek. However, regulatory agencies no-longer support the construction of an on-line quality facility within Taylor Creek, therefore, on-site quality treatment is required to treat runoff from the area of the CHS Lands discharging to Taylor Creek.
A preliminary list of treatment technologies was developed and evaluated based on perceived City and review agency interests. Of the three technologies considered SWM Ponds and Oil and Grit Separators were evaluated further. The preferred technology of the two short listed was Oil and Grit Separators and in particular twin pre-cast Vortech Model 16000 units (Documents 4 through 15).
Road Patterns
Road patterns were developed based on
servicing and land use needs and then analysed through the preparation of a
supporting transportation study. Road
patterns shown in the Concept Plans have been tested and are acceptable. The recommended road pattern and
intersection requirements for the ultimate development are described as
follows. St Joseph Blvd is the major
Transportation Corridor Servicing the CHS Lands. It is an east-west link bordering the southern limit of the study
area, with intersections as follows:
· Tenth Line Road - existing vehicular
movements and lane configurations to remain unchanged,
· Access Road "A" adjacent to
the Police Station - will ultimately function as a right-in/right-out only,
with exception of emergency vehicles,
· Regional Road 174 Eastbound Off
Ramp/Old Tenth Line Road - existing vehicular movements and lane configurations
to remain unchanged,
· Regional Road 174 Eastbound On Ramp -
installation of traffic control signals, construction of a double eastbound
left-turn lanes are required on St. Joseph Blvd, and the addition of a second
northbound lane from the St. Joseph Blvd intersection to a proposed new
east-west street intersection north of St. Joseph Blvd,
· Access Road "D" -
immediately west of Taylor Creek is a proposed new "T" intersection
with St. Joseph Blvd and will include the construction of an eastbound
left-turn lane on St Joseph Blvd.
Should Concept 1 be developed, then a traffic control signal will be
required and a westbound right-turn lane on St Joseph Blvd.
· Intersection to the Terra Nova
Estates mobile home park will remain unchanged.
Preferred Alternative
The preferred concept plan and servicing alternative was Concept 2 Interim and Final Option C (Documents 14 and 15) for the following reasons:
ENVIRONMENTAL
IMPLICATIONS
As part of the Municipal Servicing Study a natural environment review was completed to determine if there had been any significant changes since the 1995 evaluation prepared by Niblett Environmental Associates.
Similar to the results of the 1995 evaluation, the most important environmental features within the CHS Lands continue to be the surface water features (Brisbois and Taylor Creeks), their valleys and the associated vegetation. In particular, the Taylor Creek valley provides for local wildlife movement and contains two butternut trees, which are designated as endangered species both federally and provincially. The concept plans evaluated did not include any disturbance or disruption to Brisbois and Taylor Creeks, their valleys, and associated vegetation. Setbacks to the valley features and watercourses were included in the concept plans to ensure their protection and were supported by the Rideau Valley Conservation Authority.
The recommended concept plan includes quality control for stormwater discharging to Taylor Creek. Quality control for Brisbois Creek is accounted for through an existing stormwater facility downstream of the CHS Lands, while quantity control will be provided on site. The recommended stormwater management features will promote the maintenance of the existing water quality in the watercourses.
In accordance with the Municipal Class EA process consultation occurred at three key stages with the landowners, review agencies and other interested stakeholders.
At the project initiation stage, a meeting was held to discuss the scope of the study and solicit feedback to help develop the concept plans.
Subsequent to development of the concept plans, a second meeting was held with City staff, the design team and landowners to review the proposed concept plans.
A Public Open House was held on August 29, 2006, at 255 Centrum Blvd (Room 340), where a poster presentation was set up and the Project Team and City staff were on hand to field public inquiries. The Public Open House was advertised in the two daily papers, the Ottawa Citizen and Le Droit on July 14, 2006 and July 21, 2006. Comments received at the Open House were reviewed and considered in the municipal servicing and transportation studies.
The Ward Councillor has been briefed on the findings of the Study and is aware of the staff recommendations.
FINANCIAL IMPLICATIONS
The required infrastructure identified in the municipal servicing study is considered local services and will be designed and constructed by developers.
SUPPORTING DOCUMENTATION
Document 1 Figure 1-1 Study Area
Document 2 Figure 1.3 Concept 1 Final (Zoning as presently exists)
Document 3 Figure 1.4 Concept 2 Final (Alternative zoning)
Document 4 Drawing. C1-I-A Concept 1 Interim Option 'A'
Document 5 Drawing. C1-F-A Concept 1 Final Option 'A'
Document 6 Drawing. C1-I-B Concept 1 Interim Option 'B'
Document 7 Drawing. C1-F-B Concept 1 Final Option 'B'
Document 8 Drawing C1-I-C Concept 1 Interim Option 'C'
Document 9 Drawing C1-F-C Concept 1 Final Option 'C'
Document 10 Drawing C2-I-A Concept 2 Interim Option 'A'
Document 11 Drawing C2-F-A Concept 2 Final Option 'A'
Document 12 Drawing C2-I-B Concept 2 Interim Option 'B'
Document 13 Drawing C2-F-B Concept 2 Final Option 'B'
Document 14 Drawing C2-I-C Concept 2 Interim Option 'C'
Document 15 Drawing C2-F-C Concept 2 Final Option 'C'
DISPOSITION
Planning, Transit and Environment to finalize the CHS Lands Municipal Servicing Study and file the Notice of Completion to initiate the 30-day public review period.
City Clerk's Branch, Council and Committee Services to notify OttawaScene.com, 174 Colonnade Road, Unit #33, Ottawa, ON K2E 7J5.
COMMERCIAL HIGHWAY SPECIAL (CHS)
LANDS MUNICIPAL SERVICING AND ENVIRONMENTAL ASSESSMENT STUDY
ÉTUDE D’ÉVALUATION ENVIRONNEMENTALE
ET SERVICES MUNICIPAUX DES TERRAINS PORTANT LA DÉSIGNATION COMMERCES ROUTIERS
SPÉCIAUX
ACS2007-PTE-APR-0187 ORLEANS
(1)
Mike Wildman, Manager of Infrastructure Approvals, was present to respond to questions on the departmental report. He was accompanied by: Charles Warnock, Program Manager, Infrastructure Approvals East; Paul Jordan, Infrastructure Approvals Officer; and Fairouz Wahab, Stantec Consulting. A PowerPoint presentation was circulated and is held on file with the City Clerk.
Councillor Monette noted concept 2 contemplates rezoning of the area to include parkland, as well as medium and high density residential. Danny Page, Program Manager, Development Review, confirmed high density residential would represent walk up apartments. A rezoning application would be required for a ten or twelve storey building. With respect to the public open house, staff confirmed the participation of approximately 30 attendees and comments were received mostly pertaining to the traffic pattern. Staff also agreed to confirm with Councillor Monette whether the Fallingbrook Community Association was invited to the open house. Mr. Wildman confirmed the open house was advertised.
That Planning
and Environment Committee recommend City Council:
1. Receive the results of
the CHS Land Municipal Servicing Study, illustrated in Documents 1 through 15,
identifying Concept 2 as the preferred option, in accordance with the
requirements of the Ontario Environmental Assessment Act;
2. Request staff to
finalize the CHS Land Municipal Servicing Study and proceed with the 30-day
public review period, in accordance with the Ontario Environmental Assessment
Act.
CARRIED