Report to/Rapport au:

Planning and Development Committee/

Comité de l’urbanisme et de l’aménagement

 

12 July 2001 / le 12 juillet 2001

 

Submitted by/Soumis par:  Ned Lathrop,  General Manager/Directeur général

Development Services Department/Services d’aménagement

 

Contact/Personne-ressource:  Grant Lindsay, Manager, Development Approvals/Gestionnaire, Approbations des demandes d’aménagement

244-5300 ext. 1-3242, grant.Lindsay@city.ottawa.on.ca

 

 

 

 

Ref N°:   ACS2001-DEV-APR-0138

 

 

SUBJECT:     Site Plan Control – 401 Smyth Road

 

OBJET:          Réglementation d’un plan d’emplacement – 401, chemin Smyth

 

 

REPORT RECOMMENDATION

 

That the Planning and Development Committee approve the Site Plan Control application for 401 Smyth Road as shown on the plans listed in Document 1, and subject to the conditions contained in Document 2.

 

RECOMMANDATION DU RAPPORT

 

Que le Comité de l’urbanisme et de l’aménagement approuve la demande de réglementation de plan d’emplacement présentée pour le 401, chemin Smyth, tel qu’il est représenté sur les plans figurant dans le Document 1, sous réserve des conditions stipulées dans le Document 2.

 

 

BACKGROUND

 

This is a Site Plan Control application for the property located at 401 Smyth Road (Children’s Hospital of Eastern Ontario – CHEO).   The existing hospital building is 34,000 square metres in gross floor area and three additions are proposed totalling 12,971 square metres in gross floor area.  Modifications to the parking areas are also proposed to increase the available parking spaces for employees and visitors to 1,127 spaces (net gain of 104 spaces).

 

DISCUSSION

 

The Children’s Hospital of Eastern Ontario has applied for Site Plan Control approval to allow the construction of three new building additions and the associated parking modifications.  The additions and parking modifications are proposed in phases and consist of the following:

 

Phase 1 -          Modifications to parking lot ‘D’, which will add a total of 104 parking spaces.  This will be achieved by eliminating a landscaped parking island located in the middle of the parking lot and reducing the width of the landscape strip along the Ring Road of the hospital complex.  The existing healthy trees will be transplanted where possible and new trees, shrubs and sod will be provided throughout the site to mitigate the loss of vegetation.

 

Phase 2 -          West Addition:  proposed 3-storeys, with approximately 5,684 square metres of floor space.  Staff from the existing portables are to relocate in this new addition.  The Physio Therapy Clinic will occupy the ground floor and the Genetics Laboratory Department eventually will occupy a portion of the third floor.

 

Phase 3 -          Research Addition:  proposed 3-storeys, with approximately 2,787 square metres of floor space.  This addition will be used for laboratory space.

 

Phase 4 -          East Addition:  proposed 3-storey, 4,500 square metre expansion of the Emergency/Oncology Department.  The Critical Care Department will occupy the third floor.

 

Phase 5 -          Modifications to parking lots ‘A and B’.  The East Addition is proposed to overlap on the existing parking lot ‘A’, which will eliminate 63 parking spaces.  These 63 parking spaces are replaced by expanding parking lot ‘B’, which is to be achieved by the removal of the existing portables located near the Ring Road and just north of the existing parking lot ‘B’.  The existing healthy trees will be transplanted where possible and new trees, shrubs and sod will be provided throughout the site to mitigate the loss of vegetation.

 

Additional parking spaces for persons with disabilities will be provided, complete with sidewalks, depressed curbs and ramps, all leading to the main entrances of the new additions.  A total of 104 new parking spaces are proposed to accommodate existing and new staff.  The traffic to be generated from these additional parking spaces is not expected to have a significant impact on the surrounding roads.

 

The overall project will provide the Children’s Hospital of Eastern Ontario much needed facilities and space in order to improve the daily operation of the hospital.  The new building additions will offset the removal of the portable buildings currently in use.

 

 

CONSULTATION

 

This application was subject to the Early Notification Policy.  An on‑site sign was posted and notification was given to concerned community groups.  A total of 20 responses were received expressing concerns related to the proposed development.  In general, the concerns are related to an increase in traffic, parking, pollution and noise levels which will impact on surrounding neighbourhoods (Faircrest Heights and Riverview Park).  Only one response was in support of the development.  (Refer to Document 8, Consultation Details.)

 

FINANCIAL IMPLICATIONS

 

N/A

 

ATTACHMENTS

 

Document 1 – List of Plans

Document 2 – Conditions of Site Plan Control Approval

Document 3 – Master Site Plan

Document 4 – Partial Site Plans – East and Research Additions

Document 5 – Partial Site Plans – West Addition and Parking Lot ‘B’

Document 6 – Partial Site Plan – Parking Lot ‘D’

Document 7 – Landscape Plan

Document 8 – Consultation Details

 

DISPOSITION

 

Department of Development Services to notify the owner (Children’s Hospital of Eastern Ontario, 401 Smyth Road, Ottawa, Ontario, K1H 8L1, Attention:  Marc Chrétien), the agent (Parkin Architects Limited, 700 Industrial Avenue, Suite 120, Ottawa, Ontario, K1G 0Y9, Attention:  Mark Leblanc) and all interested parties of Planning and Development Committee’s decision.

 

Legal Branch to prepare the Site Plan Control agreement.

 

 

 

Document 1

LIST OF PLANS

 

 

1.      "Master Site Plan, Children’s Hospital of Eastern Ontario, Sheet Number 9822-A-010", prepared by Parkin Architects Limited, dated April 19, 2001, revised on June 11, 2001, and dated as received by the City of Ottawa on June 11, 2001;

 

 

2.      "Partial Site Plans – East and Research Additions, Children’s Hospital of Eastern Ontario, Sheet Number 9822-A-011", prepared by Parkin Architects Limited, dated April 19, 2001, revised on June 11, 2001, and dated as received by the City of Ottawa on June 11, 2001;

 

 

3.      "Partial Site Plans – West Addition and Parking Lot ‘B’, Children’s Hospital of Eastern Ontario, Sheet Number 9822-A-012", prepared by Parkin Architects Limited, dated April 19, 2001, revised on June 11, 2001, and dated as received by the City of Ottawa on June 11, 2001;

 

 

4.      "Partial Site Plan – Parking Lot ‘D’, Children’s Hospital of Eastern Ontario, Sheet Number 9822-A-013", prepared by Parkin Architects Limited, dated April 19, 2001, revised on June 11, 2001, and dated as received by the City of Ottawa on June 11, 2001;

 

 

5.      “Landscape Plan, Children’s Hospital of Eastern Ontario, Sheet Number L-1", prepared by Corush Sunderland Wright, dated April 17, 2001, revised on June 11, 2001, and dated as received by the City of Ottawa on June 11, 2001;

 

 

 

 

Document 2

 

CONDITIONS OF SITE PLAN CONTROL APPROVAL

(Approved by old Ottawa City Council on November 5, 1997, and revised to April 9, 1998.)

 

PART I ‑ CONDITIONS TO BE SATISFIED PRIOR TO THE EXECUTION OF THE REQUIRED SITE PLAN CONTROL AGREEMENT

 

SPECIFIC CONDITIONS

 

1.      The Owner(s) will be required to meet with the City regarding long term servicing issues and written confirmation will be required that work has commenced on a Master Servicing Plan for the CHEO campus.  (Contact:  Dave Wright, 244-5300 ext. 3829, Engineering Branch)

 

STANDARD CONDITIONS

 

STC 1.2.1, STC 1.3,

 

PART 2 ‑  CONDITIONS TO BE INCLUDED IN THE REQUIRED SITE PLAN CONTROL AGREEMENT OR AMENDING AGREEMENT

 

SPECIFIC CONDITIONS

 

N/A

 

STANDARD CONDITIONS

 

W1, W3, W9, SWM3, T12, T13, STC 2.1, STC 2.2, STC 2.9, STC 2.11, STC 2.16.2

 

PART 3 ‑ CONDITIONS TO BE SATISFIED PRIOR TO THE ISSUANCE OF A BUILDING PERMIT

 

SPECIFIC CONDITIONS

 

  1. That prior to the issuance of a building permit, the Owner(s) must prepare a sediment and erosion control plan to the satisfaction of the Director of Planning, Environment and Infrastructure Policy Branch, appropriate to site conditions, prior to undertaking any site alterations (filing, grading, removal of vegetation, etc.) and during all phases of site preparation and construction in accordance with current Best Management Practices for Erosion and Sediment Control. (Contact Greg Montcalm, 244-5300, ext. 3883, Planning, Environment and Infrastructure Policy Branch.)

 


  1. That prior to the issuance of a building permit, the Owner(s) must prepare a Waste Audit Summary for the construction project as required by Ontario Regulation 102/94 of Environmental Protection Act and provide a copy to the Director of Planning, Environment and Infrastructure Policy Branch. (Contact: Greg Montcalm, 244-5300, ext. 3883, Planning, Environment and Infrastructure Policy Branch)

 

STANDARD CONDITIONS

 

STC 3.1.1, STC 3.2

 

PART 4 ‑ CONDITIONS TO BE SATISFIED PRIOR TO COMMENCEMENT OF

AND DURING CONSTRUCTION/DEVELOPMENT

 

SPECIFIC CONDITIONS

 

  1. Prior to the issuance of any occupancy permit, the Owner(s) shall require that the site servicing contractor perform field tests for quality control of all sanitary sewers.  Specifically the leakage testing shall be completed in accordance with OPSS 410.07.15, 410.07.15.04 and 407.07.26.  The field tests shall be performed in the presence of a certified professional engineer who shall submit a certified copy of the tests results to the satisfaction of the Director of Planning and Infrastructure Approvals Branch.  (Contact: Shri Gopal, 580-2424, ext. 22630, Infrastructure Approvals Branch)

 

  1. That the Owner(s) must have its engineering consultant certify the approved erosion and sediment control plan have been implemented and monitored during all phases of site preparation and construction in accordance with current Best Management Practices for Erosion and Sediment Control.  (Contact: Greg Montcalm, 244-5300, ext. 3883, Planning Environment and Infrastructure Policy Branch)

 

  1. That the Owner(s) must implement waste reduction as outlined in the Waste Audit Summary as submitted to the Director of Planning, Environment and Infrastructure Policy Branch.  (Contact: Greg Montcalm, 244-5300, ext. 3883, Planning Environment and Infrastructure Policy Branch)

 

STANDARD CONDITIONS

 

STC 4.6, STC 4.7, STC 4.8, STC 4.9

 

PART 5 ‑ FOR THE INFORMATION OF THE REGISTERED OWNER(S)

 

  1. The Composite Utility Plan(s) and/or Site Servicing & Grading Plan(s) submitted with the Site Plan Control Application must be considered as preliminary only.  The Owner(s) will be required to comply with the Private Sewer Systems, Lot Grading and Drainage Plan(s) approved by Planning and Infrastructure Approvals Branch.  (Contact:  Chuck Afelskie, 244-5300, ext. 3812, Planning and Infrastructure Approvals Branch)

 

STI 1, STI 3, STI 4, STI 9, W2, W5, W7, IW2, IW3, SW4, SW5
Master Site Plan                                                                                               Document 3

 

Partial Site Plans – East and Research Additions                                               Document 4

 

Partial Site Plans – West Addition and Parking Lot ‘B’                          Document 5

 

Partial Site Plan – Parking Lot ‘D’                                                                    Document 6

 

Landscape Plan                                                                                                Document 7

 

Document 8

CONSULTATION DETAILS

 

NOTIFICATION AND PUBLIC CONSULTATION PROCESS

 

Notification and public consultation procedures were carried out in accordance with the Early Notification procedure P&D/PPP/N&C#2 approved by the former City of Ottawa City Council for Site Plan Control Applications.

 

PUBLIC COMMENTS

 

This application was subject to the Early Notification Policy.  The following comments (summarized) were provided by the local community associations:

 

Faircrest Heights Community Association (response submitted by e-mail June 1, 2001)

 

1.      The Site Plan Control notification process did not indicate such things as internal renovations, elimination of portable structures, increase in ambulatory activity, which adds to the overall worksite activity.

 

2.      There are over 100 new parking spaces to be added.  Because of the additional traffic, a broader review of the impact of growth to CHEO and adjoining properties is immediately required when assessing this application.

 

3.      FHCA is aware of 1,118,500 square feet of construction is being worked on or actively being considered in the one and one half kilometre section of Smyth Road between Alta Vista and Roger Guindon Road.  The expansions are of concern to the FHCA since it will bring more helicopter trips, more traffic and parking problems, more noise and air pollution.

 

Response:

 

1.      The internal renovations are not part of the Site Plan process but part of the Building Permit process only.  The portables were not mentioned in the proposal but they will be kept until the new additions are completed to accommodate staff.

 

2.      A total of 104 new parking spaces are proposed to accommodate existing and new staff.  The traffic to be generated from these additional parking spaces is not expected to have a significant impact on the surrounding roads.

 

3.      Appropriate professional studies to address these concerns will be completed when required and the findings of these studies will have to be implemented.

 

Riverview Park Community Association (response submitted by e-mail June 5, 2001)

 

·        The City of Ottawa should make a firm commitment to funding and building a transportation infrastructure (Alta Vista Transportation Corridor/Smyth Road) prior to permitting any expansions of the health facilities in the Ottawa Health Science Centre as recommended in the Alta Vista/Smyth Road Transportation Strategy.

 

COUNCILLOR’S COMMENT

 

Councillor Peter Hume is aware of the proposal and has removed delegated authority from staff in order to have the application considered at the Planning and Development Committee.

 

APPLICATION PROCESS TIMELINE PROCESS

 

This application was received on April 20, 2001, and was subject to a project management timeline, as recommended by the “A Better Way Task Force Report”.  A process chart establishing critical milestones was prepared.  A Mandatory Information Exchange was undertaken by staff since the proponent undertook some Pre-consultation.  This application was processed within the maximum timeframe.