Aug 12, 2015 - support of the proposed changes in land use; and 3) to report on the results of the. Public Open House ..
AGENDA PLANNING AND DEVELOPMENT COMMITTEE OF COUNCIL WEDNESDAY, AUGUST 12, 2015 7:00 P.M. COMMUNITY HALL – NSSRC 527 LEN SELF BOULEVARD
Available in an accessible format upon request
CALL TO ORDER
DECLARATIONS OF PECUNIARY INTEREST
Official Plan Amendment OPA-02-15 and Zoning By-law Amendment ZBA-03-15 Waypoint-Chigamik Proposed Downtown Health Centre 287 Bayshore Drive Comments received
(Adjourn Public Meeting and Reconvene regular Planning and Development Committee of Council)
ITEMS FOR REVIEW/DISCUSSION
Official Plan Amendment OPA-02-15 and Zoning By-law Amendment ZBA-03-15 Waypoint-Chigamik Proposed Downtown Health Centre 287 Bayshore Drive Staff Repot PL-2015-47
Official Plan Amendment File OPA-01-15 Zoning By-law Amendment Application File ZBA-01-15 Town Operations Centre – 1099 MacDonald Road Staff Report PL-2015-43
Downtown Master Plan and Community Improvement Plan Staff Report PL-2015-53
DEPARTMENT: Planning and Building Services CHAIR:
Councillor Glen Canning
July 23, 2015
PL-2015-47 Official Plan Amendment File OPA-02-15 Zoning By-law Amendment Application File ZBA-03-15 Chigamik- Waypoint Proposed Downtown Health Centre 287 Bayshore Drive
RECOMMENDATION: That the Planning and Development Committee refer the results of the Open House and the Statutory Public Meeting with respect to Chigamik-Waypoint Proposed Downtown Health Centre (File No. OPA-02-15 and ZBA-03-15) to Staff for a further report on the proposed development and applications and the results of the public consultation meetings. BACKGROUND: Council, at its January 26, 2015 Regular Meeting, passed the following Motion respecting the above noted matter: That Council approves, in principle, the concept of entering into a longterm lease with the Chigamik Community Health Centre and Waypoint Centre for Mental Health Care to facilitate a Health Hub on a portion of municipally owned lands located at 287 Bayshore Drive; And further that staff be directed to proceed with the preparation of the related long-term lease and all associated development and planning act applications. The purpose of this report is to: 1) provide the planning context with respect to the proposed land use changes required to accommodate the proposed Downtown Health Centre on a portion of the Town lands at 287 Bayshore Drive by Chigamik Community Health Centre and Waypoint Centre for Mental Health Care (Chigamik-Waypoint); 2) to ______________________________________________________________________________ PDCC 1 Downtown Health Centre August 12, 2015 Report PL-2015-47
report on the results of the background studies and/or reviews that were conducted in support of the proposed changes in land use; and 3) to report on the results of the Public Open House held by the Town on June 24, 2015. ANALYSIS: The Town, through Council’s Motion, has provided approval in principle to the long-term lease of approximately 1.1 hectares of the 4.2 hectare parcel of Town lands at 287 Bayshore Drive, known locally as Edgehill Park. Figure 1 attached shows the location of Edgehill Park and the location of the 1.1 hectares or approximately 26% of the park that is proposed to be leased for the proposed Downtown Health Centre. The location of the 1.1 hectare parcel is also shown on Figure 2 below. The proposed Downtown Health Centre was presented to Council at its January 26, 2015 meeting. The proposed Centre would accommodate the range of services offered by Chigamik at its current leased location and Waypoint at two separate locations in Midland. The following sets out some of the basic components of the Health Centre as it is currently defined:
Proposed on 1.1 hectares (2.6 acre) at the west end of Edgehill Park bounded on the north by Bayshore Drive, on the west by Hanley Street and residential properties, on the east by the 3.1 hectare (7.6 acre) remainder of Edgehill Park, and on the south by Gloucester Street. Proposed building would range from 2716 to 4645 square metres (30,000-50,000 square feet) at two storeys in height. Would combine the full range of services currently provided by Chigamik, Waypoint Out-Patient Services and Waypoint HERO Centre in one location. Site would accommodate existing 28 staff of Chigamik (which is only 2/3’s rostered) and the 54 staff from the two Waypoint facilities. Site design would detail 2 access driveways off of Bayshore Drive, 103 parking spaces provided (99 spaces + 4 Barrier Free spaces), and the building and parking area built into the hill and utilizing “green” building approaches and technologies. Centre will be operated as a traditional medical professional building with weekday and daytime hours. Additional services and programs may be held during the evening hours on an occasional basis. No overnight or patient beds are proposed. There is no methadone clinic proposed within the Downtown Health Centre. ______________________________________________________________________________ PDCC 2 Downtown Health Centre August 12, 2015 Report PL-2015-47
The Conceptual Plan prepared by the Chigamik-Waypoint architect Lett Architect Inc., is attached to this report as Attachment #4. Official Plan and Proposed Changes The subject lands are part of Edgehill Park and as such are designated primarily OPEN SPACE DISTRICT in the Town’s Official Plan. As noted on Figure 3 opposite, a very small portion of the property would appear to be designated RESIDENTIAL DISTRICT at the site’s west end. In reviewing the original adopted Schedule A to the Official Plan and Section 9.1.1 of 9.0 INTERPRETATION, it is appropriate to consider the entire property as falling fully within the OPEN SPACE DISTRICT designation in the Town’s Official Plan. The proposed Amendment to the Official Plan, Attachment #1 to this report, would redesignate the 1.1 hectares of the property from OPEN SPACE in the Town’s Official Plan to the EMPLOYMENT AREAS designation in order to facilitate the long term lease and development of the site for the Downtown Health Centre. The OPEN SPACE DISTRICT designation is intended to identify parkland and community recreation areas in the Town. Major open space uses are shown on Schedule “A” and Schedule “B” to the Plan. The policies of this section of the Plan are designed to recognize and promote the recreational, leisure, social and public and private support uses required to meet the needs of local residents and visitors. The objectives for this land use category are set out in Section 3.4.1 as follows: a) To provide a range of leisure, recreational and cultural opportunities. b) To maintain and enhance an appropriate municipal public open space system in terms of area and uses. c) To encourage the joint use of community open space and institutional uses. Parkland standards are established in Section 3.4.4 of the Official Plan and are intended to apply to new development occurring in the Town. A general standard of 4 hectares of parkland per 1,000 population should be provided at a minimum. Implementation of this standard can occur in a number of ways as set out in Section 3.4.5 of the Official Plan.
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The EMPLOYMENT AREAS designation is intended to provide for business, commerce, industry and compatible community and institutional uses. The objectives for this land use category are set out in Section 3.1.2 as follows: a) To provide opportunities for a diversified economic base which supports a healthy, stable economy and enhances employment opportunities. b) To provide for and maintain an adequate supply of developable land. c) To reduce and respect the natural conflicts between business uses and residential and public uses. Permitted uses within the EMPLOYMENT AREAS designation include institutional uses such as hospitals, government buildings and similar uses. The location of such uses should be based on compatibility with adjacent and surrounding uses and accessibility in terms of service to the community. Development policies as set out in Section 3.1.5 include the following:
Building design, location and treatment should be complementary to surrounding uses. Buildings located adjacent to major transportation routes are expected to present a best face forward design approach, including landscaping, to heighten the aesthetic appeal of the location and the surrounding area.
Adequate parking and loading facilities will be provided on site. Shared access and parking for adjacent developments is encouraged, together with shared internal roadways, to reduce the need to use local streets.
Adequate visual screening between adjacent residential and open space uses shall be provided. Outside storage areas shall be fenced and screened so as to appropriately conceal the use from adjacent properties and streets.
Development within this designation should be subject to site plan control as set out in Section 8.8.
Zoning By-law and Proposed Changes The subject lands are zoned primarily OPEN SPACE - OS by Zoning By-law 2004-90 on Map 25 to Schedule A. As noted on Figure 4, small portions of the subject lands are also zoned for residential purposes (R3). Based on the proposed Downtown Health Centre, the appropriate land ______________________________________________________________________________ PDCC 4 Downtown Health Centre August 12, 2015 Report PL-2015-47
use zone is INSTITUTIONAL ZONE - I. In addition to the land use changes required, Site Plan approval will also be required as part of the development approvals for the site. The Institutional Zone - I has the following regulations and performance standards for new development: Regulation/Standard Lot Area (Minimum) Lot Frontage (Minimum) Lot Coverage (Maximum) Setbacks (Minimum) Front Rear Interior Side Exterior Side Building Height (Maximum) Parking (Minimum) Barrier Free Parking Spaces Fence Height (Maximum)
Required 0.4 hectares 30 metres 60% 15 metres 15 metres 6 metres 15 metres 11 metres 1 per 30 SM GFA - Professional Office 1 space for each 100 spaces over 10 spaces 3.0 metres
The draft Amendment to Zoning By-law 2004-90 is attached to this report as Attachment#2. Archaeological Resources The Town retained AMICK Consultants Limited (AMICK), at the proponents’ expense, to conduct a Stage 1-2 Archaeological Property Assessment of the proposed surplus lands of Edgehill Park. All work was conducted in conformity with Ontario Ministry of Tourism and Culture (MTC) Standards and Guidelines for Consultant Archaeologists (MTC 2011), the Ontario Heritage Act (RSO 1990a), and the Ontario Heritage Amendment Act (SO 2005). The report concludes that after the completion of the detailed property Assessment of the subject property, no archaeological resources were encountered. Consequently, the following recommendations were made and are contained in the AMICK: 1) No further archaeological assessment of the study area is warranted; 2) The Provincial interest in archaeological resources with respect to the proposed undertaking has been addressed; 3) The proposed undertaking is clear of any archaeological concern and development activity within the study area may now proceed.
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Built Heritage Resources Planning Staff, in 2014, were requested by the Midland Heritage Committee to undertake a reconnaissance level investigation of the remnant built heritage resources from the Playfair/Edgehill Estate on the park property. Staff conducted a field investigation including enumerating and mapping the location of the remnant built heritage resources. Staff identified a range of built heritage resources on the eastern portion of the Edgehill Park property. A stone retaining wall, brick retaining wall with steps and path, brick walkway and other remnant resources were identified on the property to the east of the lands that are the subject of the proposed development. The proposed ChigamikWaypoint Downtown Health Centre would not impact or disturb the built heritage resources identified by staff in 2014 from the Playfair/Edgehill Estate. Site Servicing The subject property has full municipal services available on all frontages. The Town Engineer reviewed the issues of water, sanitary and stormwater management servicing and provided a Memorandum dated July 27, 2015. The Memorandum concludes: 1. The site can be adequately serviced by municipal water and sanitary sewer services. 2. The Town has capacity available to allocate to the proposed 2716 to 4645 square metres (30,000-50,000 square feet) Downtown Health Centre building. 3. Stormwater can be managed on-site in accordance with Town and Provincials standards. Traffic Matters The Town retained C.C. Tatham & Associates Ltd (Tatham), at the proponents’ expense, to conduct a traffic impact review of the proposed Downtown Health Centre. All work was conducted in conformity with Ontario Ministry of Transportation (MTO) ______________________________________________________________________________ PDCC 6 Downtown Health Centre August 12, 2015 Report PL-2015-47
Standards and Guidelines and good traffic management practices. The review was to assess and comment on the impact or impacts of the proposed development on the existing road network in the neighborhood. The analysis utilized the greatest potential GFA (4645sq.m) with the highest potential parking standard (1 per 30m2 which yields 155) to ensure a conservative and prudent approach was undertaken. The Report was not available at the time of the writing of this Report. The Traffic Impact Report will be provided separately. Public Open House A Public Open House was advertised and held in the Town Council Chambers on Wednesday, June 24, 2015 respecting the proposed changes in land use (amendments to the Official Plan and Zoning By-law) and the proposed development of the Downtown Health Centre. Town Planning Staff along with staff of Waypoint and Chigamik were available during the Open House from 3-6 p.m. to answer questions and provide more information about the proposed development. Two stations were arranged with a series of four (4) display panels providing Background, Status, and How to Participate in the process information, along with a draft of the site survey. Drafts of the required land use legislation (OP amendment and Zoning By-law amendment) were also available at the Open House. The following is a brief summary of comments received at the Open House that are attached to this Report as Attachment #3.
71 people signed in 34 comments were received (including 2 through email, 1 prepared presentation and 1 printed page from midland.ca/residents/midland-parks. There were three broad themes that the comment sheets as a whole generally fell into: a) Generally supportive (7) Improved access to services, may help change stigma surrounding mental health, better utilization of park space, green space supports clients’ needs, NIMBY-ism is slowing community development b) Opposed due to Propose Use Safety concerns, concerns for impacts on residential neighborhood, concerns with impacts on tourism in Downtown c) Opposed due to use of and in parkland and near residential areas Many submissions suggested alternate locations, Opposed to building on parkland, institutional traffic will detract from Downtown. d) Other concerns Park is underutilized because of a lack of facilities and activities, Increase park utilization with stage/festival, proposed use will lower property values, too much development in Midland.
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SUSTAINABILITY: This Report does not directly impact the Severn Sound Sustainability Plan. CONCLUSIONS: Council has supported in principle the establishment of the Downtown Health Centre by Chigamik-Waypoint on a portion of Edgehill Park and has directed Staff to proceed with the associated development and Planning Act matters including conducting an extensive public consultation process on the proposed changes in land use and the proposed development. As noted above, a Public Open House was held on June 24, 2015. The Public Meeting scheduled for August 12, 2015 will meet the requirements of the Planning Act for the required public consultation for proposed changes in land use and amendments to the Town’s Official Plan and Zoning By-law to accommodate the development of the Downtown Health Centre. The results from the Public Meeting should be referred to Staff for a review and response to the land use planning issues idenfitifed through the public consultation process and the preparation of a final Staff Report on the proposed development. FINANCIAL IMPACT: Subject to the letter of intent and the proposed MOU, all external costs (consultants, signage, etc.) are the responsibility of Chigamik-Waypoint on a cost recovery basis.
Prepared by: Wes Crown, Director of Planning and Building Services Reviewed by: Carolyn Tripp, CAO Attachment 1. 2. 3. 4.
Draft Official Plan Amendment Draft Zoning By-law Amendment Open House Comment Sheets Conceptual Site Plan
P:\D09 Official Plan Amendment Applications\2015\OPA-02-15 Chigamik - Waypoint\Staff Reports & Memos\Staff Report PL-201547 dated 15-07-15 PM.doc
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Attachment #1 PL-2015-47
AMENDMENT NO. ____ OF THE OFFICIAL PLAN FOR THE TOWN OF MIDLAND Waypoint Centre for Mental Health Care and Chigamik Community Health Centre Downtown Health Centre on a portion of Municipally-owned lands located at 287 Bayshore Drive
CERTIFIED that the attached is a true copy of Official Plan No. _____ as enacted and passed by the Council of the Corporation of the Town of Midland on the ______ day of ________________, 2015.
AMENDMENT NO. _ TO THE OFFICIAL PLAN FOR THE TOWN OF MIDLAND
The attached explanatory text and Schedule “A” constituting Amendment No.___ to the Official Plan for the Town of Midland, was prepared and adopted by the Council for the Corporation of the Town of Midland by By-law 2015-______ in accordance with the provisions of Sections 17 and 21 of the Planning Act, R.S.O. 1990, Chapter P.13, on the _____ day of __________________, 2015.
Mayor CORPORATE SEAL OF MUNICIPALITY
AMENDMENT NO. _____ TO THE OFFICIAL PLAN FOR THE TOWN OF MIDLAND
TABLE OF CONTENTS
THE CONSTITUTIONAL STATEMENT ............................................................... 4 PART A – THE PREAMBLE ............................................................................... 5 TITLE ................................................................................................................. 5 PURPOSE ......................................................................................................... 5 LOCATION ........................................................................................................ 5 BASIS ................................................................................................................ 5 PART B – THE AMENDMENT ............................................................................. 7 INTRODUCTION ............................................................................................... 7 DETAILS OF THE AMENDMENT ...................................................................... 7 IMPLEMENTATION AND INTERPRETATION .................................................. 7 SCHEDULE ‘A’ TO THIS AMENDMENT ........................................................... 8 PART C – THE APPENDICES ............................................................................. 9
THE CONSTITUTIONAL STATEMENT The following Amendment to the Official Plan for the Town of Midland consists of three parts. PART A – THE PREAMBLE consists of the purpose, location and basis for the Amendment and does not constitute part of the actual Amendment. PART B – THE AMENDMENT sets out the actual Amendment along with the specific policies to be added to the Town of Midland Official Plan. PART C – THE APPENDICES consist of information pertinent to this Amendment in the form of background information. This Section does not constitute part of the actual Amendment.
PART A – THE PREAMBLE TITLE The title of this Amendment is “Amendment No. _____ to the Official Plan for the Town of Midland – Downtown Health Centre”, herein referred to as Amendment No. ______. PURPOSE The purpose of this Amendment is to amend Schedule “A” Land Use and Schedule “B” Official Plan Green Map to the Official Plan for the Town of Midland for the subject property, being a portion of 287 Bayshore Drive, by re-designating the property from OPEN SPACE to the EMPLOYMENT AREAS designation and by removing the 1.1 hectare portion of Edgehill Park from the “Parks” identification. The Amendment would permit the rezoning and development of a Downtown Health Centre by Waypoint Centre for Mental Health Care and Chigamik Community Health Centre on the approximately 1.1 hectares of the 4.2 hectare parcel of Town lands. LOCATION Amendment No. ____ are Schedule Amendments and applies only to the approximately 1.1 hectares lands of the 4.2 hectare parcel of Town lands located at 287 Bayshore Drive and legally described as Part Lot 108, Concession 2 and being Lots 16 to 19, Registered Plan 166 and Lots 16 to 20, Registered Plan 349. The attached Schedule “A” and “B” to this Amendment shows the location of the 1.1 hectares of land proposed for long term lease and the proposed land use change. BASIS The Council of the Town of Midland passed the following Motion at its January 26, 2015 regular meeting: “That Council approves, in principle, the concept of entering into a longterm lease with the Chigamik Community Health Centre and Waypoint Centre for Mental Health Care to facilitate a Health Hub on a portion of the municipally owned lands located at 287 Bayshore Drive; And further that staff be directed to proceed with the preparation of the related draft long-term lease and all associated development and Planning Act applications.” The purpose of the proposed Amendment is to permit the use and development of the 1.1 hectare parcel of land by Waypoint and Chigamik for a new 3716 to 4645 square metre, two storey, Downtown Health Centre building on the subject 5
lands. The proposed Amendments to the Official Plan and Zoning By-law are to redesignate and rezone the 1.1 hectares of the property from OPEN SPACE in the Town’s Official Plan and Open Space Zone - OS and Residential Zone – R3 in Zoning By-law 2004-90 to the EMPLOYMENT AREA and an Institutional Zone – I in order to facilitate the long term lease and development of the site. The proposed Downtown Health Centre facility is generally described as follows: • • • • •
A 3716 to 4645 square metre, 2-storey, building is proposed. Combined services and facilities of Waypoint Centre for Mental Health Care Out-Patient Services, Hero Centre and Chigamik Community Health Centre. Facility would accommodate existing staff (82) of the 3 facilities plus provide room for expansion to the full roster (for Chigamik). Driveway entrances to the required parking areas would be restricted to Bayshore Drive. Parking areas providing 101 parking spaces are proposed.
PART B – THE AMENDMENT INTRODUCTION All of this part of the Amendment, entitled Part B – The Amendment, consisting of the following text and schedule constitutes Amendment No. ____ to the Official Plan for the Town of Midland. DETAILS OF THE AMENDMENT The Official Plan of the Corporation of the Town of Midland is amended as follows: 1. That Schedule “A” – “Land Use” of the Official Plan for the Town of Midland is hereby amended by redesignating 1.1 hectares lands of the 4.2 hectare parcel of Town lands located at 287 Bayshore Drive and legally described as Part Lot 108, Concession 2 and being Lots 16 to 19, Registered Plan 166 and Lots 16 to 20, Registered Plan 349 from the OPEN SPACE designation to the EMPLOYMENT AREAS designation as shown on Schedule “A” attached hereto and forming part of this Amendment. 2. That Schedule “B” – “Official Plan Green Map” of the Official Plan for the Town of Midland is hereby amended by removing 1.1 hectares lands of the 4.2 hectare parcel of Town lands located at 287 Bayshore Drive and legally described as Part Lot 108, Concession 2 and being Lots 16 to 19, Registered Plan 166 and Lots 16 to 20, Registered Plan 349 from the “Parks” identification as shown on Schedule “B” attached hereto and forming part of this Amendment.
IMPLEMENTATION AND INTERPRETATION The provisions of the Official Plan for the Town of Midland, as amended from time to time, regarding the implementation and interpretation of the Plan shall apply in regard to this Amendment.
Schedule “A” to OPA No. ____
Schedule “B” to OPA No. ____
PART C – THE APPENDICES a) Minutes of the Public Meeting b) Staff Planning Reports c) Technical Reports
Attachment #2 PL-2015-47
THE CORPORATION OF THE TOWN OF MIDLAND BY-LAW 2015-XX A By-law to rezone 1.1 hectares lands of the 4.2 hectare parcel of Town lands located at 287 Bayshore Drive and legally described as Part Lot 108, Concession 2 and being Lots 16 to 19, Registered Plan 166 and Lots 16 to 20, Registered Plan 349 WHEREAS the Council of the Corporation of the Town of Midland passed Zoning Bylaw 2004-90, known as the Midland Zoning By-law, on the 22nd day of November, 2004, to regulate the development and use of lands within the Town of Midland; and, WHEREAS the Council of the Corporation of the Town of Midland has initiated applications to Amend the Official Plan and Zoning By-law 2004-90 and has approved the Applications and Adopted the required Official Plan Amendment; and, WHEREAS pursuant to Section 24(2) of the Planning Act, the Council of the Town may pass a By-law under Section 34 of the Planning Act concurrent to an Amendment to the Official Plan before the Amendment comes into effect and which will conform with the Amendment if the Amendment comes into effect; and, WHEREAS the Council of The Corporation of the Town of Midland now deems it expedient to amend Zoning By-law 2004-90, pursuant to the authority given to it under Sections 34 and 24 of the Planning Act, R.S.O. 1990; NOW THEREFORE THE COUNCIL OF THE CORPORATION OF THE TOWN OF MIDLAND HEREBY ENACTS AS FOLLOWS: 1.
That this By-law applies to the lands described as 1.1 hectares lands of the 4.2 hectare parcel of Town lands located at 287 Bayshore Drive and legally described as Part Lot 108, Concession 2 and being Lots 16 to 19, Registered Plan 166 and Lots 16 to 20, Registered Plan 349 in the Town of Midland and as shown on Schedule “A” attached hereto and forming part of this By-law.
That the lands as above described and as shown on Schedule “A” attached hereto and forming part of this By-law are hereby rezoned from the Open Space Zone OS and Residential Zone – R3 in Zoning By-law 2004-90 to the Institutional Zone – I as shown on Schedule “A” attached hereto and forming part of this By-law.
Except as otherwise provided herein, the provisions of Zoning By-law 2004-90 as amended, shall continue to apply to the lot.
That the By-law shall come into force and effect in accordance with the provisions of Section 34 of the Planning Act, R.S.O. 1990 and the regulations thereto.
BY-LAW READ A FIRST, SECOND AND THIRD TIME AND FINALLY PASSED THIS XX DAY OF XXXXX, 2015. THE CORPORATION OF THE TOWN OF MIDLAND
Schedule “A” to By-law 2015-XX
Attachment #3 PL-2015-47
Attachment #4 PL-2015-47
E V I R
D E R
O H YS A B
VEHICLE AND BUS DROP OFF AREA
MAIN ENTRANCE PLAZA
INTENSIVE GREEN ROOF
SITE PLAN LEGEND
NEW TREELINE FOR EXISTING RESIDENT PRIVACY
EXISTING TREELINE TO REMAIN AND BE MAINTAINED
PEDESTRIAN WALKWAY FROM BAYSHORE DRIVE AND MANLY STREET TO EDGEHILL DRIVE PUBLIC PARK
99 PARKING SPACES + 4 ACCESSIBLE PARKING SPACES
CONCEPT SITE PLAN SCALE : 1:250
AUGUST 5, 2015
MIDLAND COMMUNITY HEALTH HUB
LETT ARCHITECTS INC.
Planning and Building Services
Councillor Glen Canning
August 4, 2015
PL-2015-43 Official Plan Amendment Application OPA-01-15 Zoning By-law Amendment Application ZBA-01-15 New Operations Centre
RECOMMENDATION: That the Planning and Building Services Department be directed to prepare a draft Official Plan Amendment and draft Zoning By-law Amendment in accordance with Staff Report PL-2015-43, to be considered at the statutory Public Meeting, and that Notice of the Public Meeting be provided in accordance with the regulations pursuant to the Planning Act. BACKGROUND: Currently the Town’s “Public Works Depot” is located at 731 Ontario Street. It is 1.5 hectares (3.71 acres) in size and was established in the 1960s. On-site there is a maintenance garage and office, an equipment storage building, vehicle/equipment storage bays, and a sand dome with 10,000 tonne capacity. The Town’s winter control sand is stockpiled on site each Fall and there is a small shed for storage of salt. The site is too small to accommodate the Town’s needs. Several pieces of equipment and materials are stored off site and the Town has been leasing land for snow disposal on a yearly basis. The site is surrounded by existing residential land uses.
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Air Photo of existing Public Works Depot at 731 Ontario Street
The “Parks Depot” is located at 67 Fourth Street. It is 0.66 hectares (1.62 acres) in size. In 2001 the Parks Department moved to this location which was formerly the Midland Public Utilities Commission. The building is quite chopped up and has had many renovations over the years. The building houses offices, washrooms, workshop, kitchen, and garage. It is approximately 1100 m2 (11,840 sq.ft.) in size. The building has many maintenance, heating, accessibility, and health and safety issues.
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Air Photo of existing Parks Depot at 67 Fourth Street
In 2004 and resumed in 2009, the Town looked for a site suitable to host an Operations Centre that would be large enough for the disposal of snow, temporary storage of spent winter sand, storage of materials and equipment and the relocation of the existing Ontario Street Public Works Depot and Fourth Street Parks Depot. The Town looked at 13 possible sites and determined that the property located at 1099 MacDonald Road was the best. The Town purchased the land in 2010. It is approximately 5.9 hectares (14.5 acres) in size. The land is an open field with a flat to moderate grade sloping towards the drainage channel. It has deciduous trees including apple, hawthorn, sumac and elm species.
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Air Photo of proposed new Operations Depot lands at 1099 MacDonald Road
There is a drainage swale that flows south from a stormwater pond located north of the site. It crosses the western portion of the land and flows into the Wye Marsh. The land is located approximately 500m north of the Wye Marsh, which is a Provincially Significant Wetland. The land uses in the surrounding area vary from self-storage units and Georgian College to the north and northeast; residential to the east and southeast; Wye Marsh to the south; and a materials recovery and reclamation facility and transfer station and an existing aggregate operation to the west. The Operations Centre will merge the Public Works Depot and Parks Depot operations. It will house a building that will be approximately 2400m 2 (26,000 sq.ft.) in size which will contain offices, meeting rooms, washrooms, garage bays, wash bay, tool storage, and a workshop. There will also be a Parks Workshop (approximately 230m 2 (2500 sq.ft.) in size, cold storage (approximately 700m2 (7500 sq.ft.) in size), sand storage, and salt storage. It will also include the storage of vehicles, equipment, and materials. It will serve as the Town’s snow dump area.
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The planning of major municipal infrastructure projects or activities is required to go through the Environmental Assessment (EA) process. The Municipal Class EA process solicits input and approval from regulatory agencies, the Municipality, and the public. In 2009 R.J. Burnside & Associates Limited was retained by the Town to undertake a Municipal Class Environmental Assessment to facilitate the creation of a new Operations Centre. As part of the Environmental Assessment (EA) process, a Notice of Study Commencement was provided in the newspaper in June of 2009. Letters were also sent to agencies and stakeholders that might have an interest in the project. Comments were provided by the Ministry of Environment, Transport Canada, Indian and Northern Affairs Canada, Environment Unit and Litigation, the Chippewas of Mnjikaning First Nation, and the Ministry of Culture. No comments from the public were received during this process. The EA identified the land as having a high archaeological potential. It recommended that a Stage 1 and 2 Archaeological Assessment be completed before any ground disturbance or construction activities occur to ensure no impacts on archaeological resources. This work was completed in 2010 by AMICK Consultants Limited. No archaeological resources were encountered. As such, no further archaeological fieldwork on the site was required to be completed. ANALYSIS: The subject property has a dual designation in the Town’s Official Plan. It is designated Employment Lands and Environmental Protection:
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The Employment Areas designation is intended to provide for business and commerce, industry, and compatible community and institutional uses. The Operations Centre would be considered an Industrial use which is permitted in the Employment Areas designation. Building design should be complementary to surrounding uses and adequate visual screening between adjacent residential uses shall be provided. The Environmental Protection (EP) designation’s purpose is to identify areas which exhibit important natural heritage and ecological features and functions. These are areas where development should be restricted or controlled. The Operations Centre is not a permitted use within this designation. An Official Plan Amendment to redesignate the lands to Employment Areas is required to allow for the location of the Operations Centre on the subject lands. To justify such an amendment, an Environmental Impact Assessment must be completed to evaluate the identified natural features and ecological functions on the lands. This assessment was conducted by R.J. Burnside & Associates Limited as part of the EA process and an updated Environmental Impact Study was undertaken in the Spring of 2015. Burnside evaluated the vegetation, wildlife, wildlife habitat, Species at Risk, and the aquatic environment. The only notable feature that was identified in their assessment of the lands currently designated Environmental Protection is the intermittent watercourse which flows into the Wye Marsh. Sediment and erosion control measures will need to be installed and maintained to prevent sediments, road salts, and contaminants from entering this drainage swale. It is concluded that the site can be developed for an Operations Centre without affecting existing conditions at the intermittent watercourse. Based on the outcome of Burnside’s environmental assessment, there aren’t any important natural heritages or ecological features/functions worthy of protection by way of the current Environmental Protection designation. However, on the northeastern portion of the property in the cultural meadow the Eastern Meadowlark was observed. This is a Threatened Species under the Endangered Species Act. Destruction of the Eastern Meadowlark’s habitat is possible under regulations in the Endangered Species Act provided a habitat management plan for compensation habitat is provided. Since a small portion of the cultural meadow which serves as habitat for the Eastern Meadowlark will be disturbed, consultation with the Ministry of Natural Resources and Forestry (MNRF) will be required prior to construction. This area is currently designated Employment Areas in the Official Plan and this habitat is permitted to be disturbed provided a habitat management plan is established in accordance with the regulations of the Endangered Species Act. The property also has dual zoning to reflect the Official Plan designations. It is zoned Environmental Protection – EP and Industrial – M1-Holding. ______________________________________________________________________________ PDCC 6 New Operations Centre August 12, 2015 Report PL-2015-43
In order to develop the site for a new Operations Centre, the lands would need to be rezoned to Industrial. Given the nature of the operations, a site specific permitted use and definition will need to be devised to permit the Operations Centre. It is most appropriate to rezone the lands to Industrial – M2 Exception. The site-specific uses that need to be accommodated include: offices, maintenance garage, equipment storage building, vehicle/equipment storage bays, sand dome, and outdoor storage. SUSTAINABILITY: This report impacts on the following sustainability plan goals: Target
Identify, protect and enhance special natural heritage features and functions. Protect threatened and endangered terrestrial and aquatic plant and animal species from development Minimize contaminants to surface and ground water from storm water collection and discharge systems
CONCLUSIONS: Based on the outcome of Burnside’s 2015 environmental impact study, it is recommended that the lands be redesignated and rezoned to permit the new Operations Centre. Notice of the Public Meeting will be sent to property owners within 120 metres of the subject property, advertised in the newspaper, and mailed to the prescribed agencies and public bodies required to receive Notice under the Planning Act. It will also be posted on the property, on the Town’s website, notice monitor, and social media sites (Facebook and Twitter). This Notice will be sent out 20 days in advance of the Public Meeting. ______________________________________________________________________________ PDCC 7 New Operations Centre August 12, 2015 Report PL-2015-43
A draft Official Plan Amendment and Zoning By-law Amendment will be prepared for the Planning and Development Committee of Council’s consideration at the Public Meeting. FINANCIAL IMPACT: The process of redesignating and rezoning the subject property to permit the new Operations Centre can be completed by staff and has no budgetary implications. The construction of the new Operations Centre is estimated to cost $6.6 million. It is anticipated to be constructed in the Spring of 2016, with tree clearing and site preparation beginning in the Fall of 2015. Prepared by: Jill Lewis, Senior Planner Reviewed by: Wes Crown, Director of Planning and Building Services Reviewed by: Carolyn Tripp, CAO Attachment 1: Location Map File: P:\D14 Zoning\2015 Zoning By-law Amendment Applications\ZBA-01-15 Town Depot Lands\Staff Reports & Memos\Staff Report PL-2015-43 OPA & ZBA for new Operations Centre.doc
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Planning and Building Services
Councillor Glen Canning
July 30, 2015
PL-2015-53 DOWNTOWN MASTER PLAN AND COMMUNITY IMPROVEMENT PLAN
That the DOWNTOWN MASTER PLAN AND COMMUNITY IMPROVEMENT PLAN dated June 2015 by Urban Strategies Inc., as recommended by the Downtown Master Plan Steering Committee, be hereby approved.
That prior to undertaking any works as set out in the DOWNTOWN MASTER PLAN AND COMMUNITY IMPROVEMENT PLAN Staff are hereby directed to prepare a report(s) for Council in respect of the implementation of the DOWNTOWN MASTER PLAN AND COMMUNITY IMPROVEMENT PLAN including and addressing the following matters: a) Community Improvement Plan and design guidelines implementation b) Bayshore Drive re-alignment Project process requirements and timing c) King Street Revitalization Project d) Parking Strategy Project e) New Waterfront Park & Waterfront Park Expansion f) New Market Square g) New Pedestrian Crossings on King Street h) King-Yonge Intersection Improvements i) Midland Avenue Streetscape Enhancements j) Cross-street Streetscape Enhancements k) Potential Educational Institution l) First Street Infill Development m) First Street Streetscape Enhancements n) Special Event Programming o) BIA Boundary Expansion p) Improved Signage and Wayfinding
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BACKGROUND: Council authorized the undertaking of the Downtown Master Plan and Community Improvement Plan as part of its 2014 budget process in 2013. With the RED grant approval from the Province, the Council selected Urban Strategies Inc. (Urban Strategies) at its August 25, 2014 meeting to prepare the plan. The DOWNTOWN MASTER PLAN AND COMMUNITY IMPROVEMENT PLAN dated June 2015 by Urban Strategies Inc. was provided to Council in its agenda package for both the June 17, 2015 and the July 27, 2015 meetings. A copy of the Master Plan is therefore not attached to this report but is available on request from the Planning and Building Services Department. Hardcopies of the DOWNTOWN MASTER PLAN AND COMMUNITY IMPROVEMENT PLAN will be provided to Council following approval. Through late 2014 and early 2015, the Downtown Master Plan Steering Committee worked with Urban Strategies and staff to consult and engage the public in determining the long term vision and goals for Downtown Midland. At three separate sessions, the Downtown Master Plan Steering Committee consulted with the public on its vision for the Waterfront, King Street, shoulder and cross streets, and to identify key initiatives and priority projects for the Downtown. The vision of the community for the Downtown, as set out on page 27 of Master Plan is as follows: “DOWNTOWN MIDLAND WILL BE A GREEN, BEAUTIFUL AND VIBRANT PLACE, WHERE AREA RESIDENTS WILL GO ROUTINELY TO SHOP, DINE, WORK, LEARN, PLAY OR BE ENTERTAINED, AND WHERE VISITORS WILL STAY TO ENJOY THE REGION’S MANY CULTURAL AND RECREATIONAL ATTRACTIONS.” Steering Committee considered the draft Plan at its June 3rd meeting and the final version of the Master Plan at its meeting of July 8th, 2015. Committee discussed the need to explore further design guideline directions as part of the implementation of the Master Plan. Committee passed the following Motion at its July 8th meeting: That the Downtown Master Plan Study Steering Committee hereby recommends to Council the approval of the “Town of Midland Downtown Master Plan and Community Improvement Plan” dated June 2015. Council considered the Steering Committee recommendation and Staff Report No. PL-2015-44 dated July 10, 2015 at its July 27, 2015 meeting and passed the following Motion: THAT COUNCIL DIRECT STAFF TO BRING THE DOWNTOWN MASTER PLAN AND COMMUNITY IMPROVEMENT PLAN DATED ______________________________________________________________________________ PDCC 2 Downtown Master Plan August 12, 2015 Report PL-2015-53
JUNE 2015 BY URBAN STRATEGIES INC. AS RECOMMENDED BY THE DOWNTOWN MASTER PLAN STEERING COMMITTEE BACK TO THE PLANNING AND DEVELOPMENT COMMITTEE FOR FURTHER CONSIDERATION. ANALYSIS: Downtown Midland is an important place and may be the most important place in the Community. A healthy, vibrant, sustainable downtown symbolizes a healthy, vibrant, and sustainable Town. The Master Plan builds on the Downtown’s assets and successes and identifies the improvements, key initiatives and priority projects necessary to realize on the community’s vision for the Downtown. This ‘first ever’ Master Plan and Community Improvement Plan for Downtown Midland is a foundational document which maps out a road map to creating a green, beautiful and vibrant place at the heart of the community and leading the way for greater economic development and investment not only in Downtown, but in Midland as a whole. Following the July 27, 2015 Council meeting, Staff reached out to Council members to determine what additional detail could be added to the recommendation to ensure that they had a better understanding of the nature of this strategic document and to ensure that those matters they were specifically concerned about were addressed in the further staff report on the proposed implementation of the Downtown Master Plan and Community Improvement Plan. Staff have consolidated those comments and ensured that they are included in a revised recommendation. SUSTAINABILITY: This recommendation is consistent with the following sustainability plan goals: Provide safe, healthy, diverse and affordable housing Provide alternative housing types and sizes to meet the needs of all demographics, all income levels at all stages of life Revitalize downtowns and main streets for residents and visitors Maintain vibrant downtowns as the commercial, cultural and social focal points of the communities in the watershed Support retention and development of local farmers’ markets Promote initiatives that support local purchasing Support beautification efforts Promote pedestrian space and friendliness Promote downtown festivals and activities
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COUNCIL STRATEGIC PLANNING PRIORITIES: Council, at its April 27, 2015 regular meeting approved its Strategic Planning Priorities for 2014/2015 – 2018/2019. This report and the Downtown Master Plan address the Economic Development & Tourism strategic priority as follows: Strategic Action: Downtown Midland Master Plan Community & Stakeholder engagement to build a sense of shared ownership and support. CONCLUSIONS: As noted above, the Downtown Master Plan and Community Improvement Plan includes a complete range and array of recommendations which will require implementation through a number of different tools and vehicles including the capital and operating budgets, Official Plan and Zoning By-law changes, new CIP By-law, etc. A detailed report from Staff on the implementation of the various recommendations, key initiatives and priority projects for the Downtown should be requested. FINANCIAL IMPACT: The Downtown Master Plan study was a planned and budgeted item. The Plan’s implementation and the specific projects contained therein will have impacts on both the Town capital and operating budgets, the timing and costing will be part of the Council budget approval processes.
Prepared by: W. Crown, Director of Planning and Building Services Reviewed by: Carolyn Tripp, CAO File: P:\D00 Development and Planning- General\Downtown Master Plan\Staff Reports\Staff Report PL-2015-53 Downtown Master Plan 30-07-15.docx
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