Resource Recovery Centre - Carp Tomlinson Environmental Services Ltd.

Transcription

1 Resource Recovery Centre - Carp Tomlinson Environmental Services Ltd. 107, 111 & 117 Westhunt Road and 2149 Richardson Side Road Planning Rationale PREPARED FOR: Tomlinson Environmental Services Ltd. 970 Moodie Drive Ottawa, Ontario K2R 1H3 PREPARED BY: McIntosh Perry Consulting Engineers Ltd. 115 Walgreen Road Carp, Ontario K0A 1L Project No: CP March 2012

2 Contents 1.0 Overview Site Context Location & Description Of Subject Lands Existing Resource Recovery Centre Surrounding Land Uses Proposed Development Planning Policy & Regulatory Framework Provincial Policy Statement, City Of Ottawa Official Plan Carp Road Corridor Community Design Plan City Of Ottawa Comprehensive Zoning By-Law Mineral Resource Impact Assessment Groundwater Impact Study Design Statement Integrated Environmental Review Statement Conclusion...20 McIntosh Perry Consulting Engineers Ltd. 2

3 1.0 OVERVIEW This planning rationale has been prepared for Tomlinson Environmental Services Ltd. ( Tomlinson ) in support of applications for a Zoning By-law Amendment and Site Plan Approval for lands known municipally as 107, 111 and 117 Westhunt Road and 2149 Richardson Side Road in the City of Ottawa (the subject lands ), which form a single parcel of land. The purpose of these applications is to permit the expansion of the existing Resource Recovery Centre, owned and operated by Tomlinson, by permitting both a construction and demolition waste recycling facility and a non-hazardous waste transfer station handling industrial, commercial, institutional and residential waste on the subject lands. The purpose of the Resource Recovery Centre is to ensure that as much material as possible is reclaimed and diverted from landfills. The proposed development has been reviewed in the context of the existing planning framework. The proposed development has also been reviewed in respect of its compatibility with, and potential impacts on, the surrounding land uses. McIntosh Perry Consulting Engineers Ltd. 3

4 2.0 SITE CONTEXT 2.1 Location & Description of Subject Lands The subject lands are located along the north and northeast boundary of Westhunt Road, east of the intersection of Carp Road. The subject lands are described legally as Part of Lot 6, Concession 2, Geographic Township of Huntley, City of Ottawa and are known municipally as 107, 111 and 117 Westhunt Road and 2149 Richardson Side Road. The subject lands form a single, L-shaped parcel of land, with an area of approximately 4.5 hectares and frontage of approximately 91 metres on Richardson Side Road and 217 metres on Westhunt Road. The site is currently occupied by an existing waste transfer station (scale house and transfer area), in addition to a detached residential dwelling and an accessory farm building for which demolition permits have been issued. Figure 1: Subject Lands McIntosh Perry Consulting Engineers Ltd. 4

5 2.2 Existing Resource Recovery Centre The subject lands are located adjacent to other lands also owned by Tomlinson known municipally as 2173 Richardson Side Road. These adjacent lands are occupied by the existing Resource Recovery Centre. Existing uses include a waste transfer station, a maintenance building, and a material recovery facility. The existing waste transfer station is a +/- 583 m² metal clad building sited such that the side of the building facing Richardson Side Road is completely open, i.e., the building is not wholly enclosed. This facility has Ministry of Environment approval to accept 300 tonnes of waste per day. The existing material recovery facility is also an enclosed metal clad building with an area of +/- 2,925 m² and is situated on the southwest portion of the property. This facility accepts and sorts recyclable material consisting predominantly of Industrial Commercial Institutional (ICI) recyclables, as well as material from the Blue Box program. McIntosh Perry Consulting Engineers Ltd. 5

6 2.3 Surrounding Land Uses Located to the south of the subject lands is the existing waste transfer station detailed above and office uses. Beyond these uses is a precast concrete product manufacturing plant with accessory outdoor storage and then an existing quarry operation. To the north are a former contractor s yard, a single detached residential dwelling and a mini storage facility with additional light industrial and commercial uses beyond. Located to the west of the subject lands is a used automobile sales/service establishment, a former retail and service establishment (tires) for which planning applications are pending to permit an office use, vacant land, a single detached dwelling, and the existing Cardevco Industrial Subdivision. To the east of the subject lands is a top soil and landscaping product storage and distribution operation. Located to the southwest of the subject lands is a restaurant with vacant lands, a resource area (sand and gravel), and an existing solid waste disposal site and putrescible waste transfer station beyond. Rural General Industrial/Commercial Rural Residential/Commercial Landscape Material Depot Rural Residential/Commercial Waste Transfer & Material Recovery Facility Cheshire Cat Pub Office M-CON Concrete Manufacturing Residential Cardevco Industrial Subdivision Karsons Quarry Waste Transfer Station Figure 2: Surrounding Land Uses Solid Waste Disposal McIntosh Perry Consulting Engineers Ltd. 6

7 3.0 PROPOSED DEVELOPMENT The proposed development contemplates the establishment of a construction and demolition waste recycling facility and a non-hazardous waste transfer station handling industrial, commercial, institutional and residential waste. The proposed recycling facility will have an area of +/- 1,300 m² and will be located on the eastern portion of the subject lands adjacent to Richardson Side Road. This facility consists of a series of portable modular designed processing equipment assembled in series on the proposed asphalt sorting pad. The proposed waste transfer station will have an area of 2,681.5 m² and will be located on the northeast portion of the subject lands. There will be an associated public waste/recycle transfer drop off area located to the south west of the proposed waste transfer station. The existing access point from the top end of Westhunt Road will be maintained and further access will be provided by a reconfigured access from Richardson Side Road. A total of 57 regular parking spaces and 17 large truck spaces will be provided. The proposed development will be on private services. The proposed expanded Resource Recovery Centre will operate mainly between the hours of 7:00 a.m. to 7:00 p.m., with both of the proposed facilities in operation during these hours. The construction and demolition waste recycling facility will not be in operation between the hours of 7:00 p.m. and 7:00 a.m; however, delivery and shipping of materials may occur during these hours at a rate of up to eight (8) loads per hour. The waste transfer facility will operate in night mode meaning that up to seven (7) truckload deliveries and three (3) shipping loads of compacted waste may occur each hour. Truck traffic will enter the site via the proposed access from Richardson Side Road and from there will proceed to move through the inbound scale and on to the appropriate facility utilizing the internal road network. Trucks will then depart from the site through the outbound scale using the Richardson Side Road access point. Employee and public traffic using the Westhunt Road access is expected to be minimal. Upon full build out of the new transfer station, the intent is to cease waste transfer operations at the existing waste transfer station on the adjacent lands at 2173 Richardson Side Road. Figure 3: Proposed Development McIntosh Perry Consulting Engineers Ltd. 7

8 4.0 PLANNING POLICY & REGULATORY FRAMEWORK 4.1 Provincial Policy Statement, 2005 The 2005 Provincial Policy Statement (the PPS ), issued under Section 3 of the Planning Act, provides policy direction on matters of provincial interest related to land use planning and development. The PPS provides that healthy, livable and safe communities are characterized as having an appropriate range and mix of employment uses, including industrial uses such as the proposed recycling facility and waste transfer station, in order to meet long term needs (Policy 1.1.1(b)). The PPS provides that in rural areas, development that is compatible with the rural landscape and can be sustained by rural service levels shall be promoted (Policy (d)) and further, that economic activities should be promoted in rural areas (Policy (g)). The proposed development is compatible with the existing light industrial uses and will not create a negative impact on other uses such as the existing landfill, manufacturing uses, or quarry use by creating a sensitive land use in close proximity to same. The proposed development will be sustained by rural services, and will promote economic activity given its contribution to the range of employment uses in the rural area. With regard to waste management generally, the PPS provides that facilities should be established and maintained that are of an appropriate size and type to accommodate both current and future waste management needs and that encourage, among other things, recycling objectives (Policy ). The proposed construction and demolition waste recycling facility will encourage recycling through the provision of an appropriate facility. Both the proposed recycling facility and waste transfer station will operate to accommodate current waste management needs, as well as future needs. The PPS further provides that waste management systems shall be located and designed in accordance with provincial legislation and standards, as is the case for the proposed development. The proposed development will be subject to Ministry of Environment approval, ensuring compliance with such standards and regulations. The PPS provides that long term economic prosperity must be supported through planning for the provision of major facilities, including waste management systems, in order that such uses are appropriately designed and buffered from more sensitive land uses to prevent negative impacts from characteristics such as odour and noise. As noted above, the proposed development has been designed in such a way that nuisances arising from negative characteristics will be reduced and even mitigated. Assessments have been completed by Golder Associates Ltd. and Hugh Williamson Associates Inc. with respect to odour and noise respectively, and further details pertaining to same are included in this planning rationale. McIntosh Perry Consulting Engineers Ltd. 8

9 Based on the forgoing, the use of the subject lands for a construction and demolition waste recycling facility and putrescible waste transfer station is consistent with the policies of the Provincial Policy Statement. McIntosh Perry Consulting Engineers Ltd. 9

10 4.2 City of Ottawa Official Plan The subject lands are designated Carp Road Corridor Rural Employment Area pursuant to the City of Ottawa Official Plan (the Official Plan ), as illustrated on Schedule A: Rural Policy Plan. Figure 4: Extract from Schedule A, Rural Policy Plan The purpose of this designation is to provide for a unique and diverse range of employment and industrial opportunities, by reserving the land for rural industrial and commercial uses. Further, this designation provides an opportunity for attracting industries that favour large amounts of land and the openness of a more rural site, as is the case for the proposed development. It is a policy of the Official Plan that new development shall conform with the policies in the respective Community Design Plan. McIntosh Perry Consulting Engineers Ltd. 10

11 4.3 Carp Road Corridor Community Design Plan As noted above, the Official Plan provides that new development in the Carp Road Corridor Rural Employment Area designation shall be in accordance with the Carp Road Corridor Community Design Plan (the CRCCDP ). The subject lands are designated Light Industrial Area pursuant to the CRCCDP, as illustrated on Schedule 1: Land Use Designations. Figure 5: Extract from Schedule 1, Land Use Designations The purpose of this designation is to permit a range of light industrial uses within existing Industrial/Business Parks located within the Carp Road Corridor. Uses relating to construction, manufacturing, transportation and warehousing, professional, scientific, and technical services will be the dominant groups. The CRCCDP expressly permits recycling plants and contractor/construction related uses in the light industrial designation and accordingly, the proposed construction and demolition waste recycling facility is permitted pursuant to the CRCCDP. Waste transfer stations are also permitted within this designation, but are limited to only those waste transfer stations that accept non-putrescible waste only. Based on a review of the operations of waste transfer stations, both putrescible and nonputrescible, it is clear that the functions of such facilities are identical in that both involve the same truck traffic, layout and configuration, and use of equipment. Consequently, the potential difference is limited to the possibility of odour and associated nuisances. The CRCCDP delineates between light and heavy industrial uses by classifying heavy industrial uses as those that by their very nature generate adverse impact. Given the CRCCDP distinguishes between light and heavy industrial uses based on whether or not they generate noise, fumes, odour, vibrations, and are hazardous or obnoxious, our interpretation of the policies leads us to the opinion that if various studies and reports can McIntosh Perry Consulting Engineers Ltd. 11

12 demonstrate that such items, and more specifically odour in the case of the proposed development, will not be an issue and can be mitigated, then the proposed putrescible waste transfer station use should then be treated as a light industrial use and will conform with the CRCCDP and subsequently the Official Plan. Further, light industrial policies within the CRCCDP provide that uses permitted should be appropriately located and well designed so as to minimize nuisance or interferences with existing or proposed uses of adjoining lands. The inclusion of such policies means that it is recognized that certain light industrial uses will create nuisances that will need to be mitigated. The proposed development utilizes a combination of smart design and siting, technology and buffering in order to mitigate such nuisances. An Odour Assessment Report has been prepared by Golder Associates Ltd. which outlines the potential odour impacts of the proposed development based on three separate odour control scenarios, being passive venting, active roof vents, and an elevated stack, and also identifies potential sensitive receptors. The proposed development will utilize an elevated stack building vent configuration in order to address odour control issues. As detailed in the report, the use of an elevated stack will be sufficient to mitigate off-site odour impacts and the average odour concentrations at identified sensitive receptors will be well below Ministry of Environment guidelines. The report also identifies a series of best management practices that will also be utilized by Tomlinson in order to assist with the mitigation of odour emissions. Such practices include the use of an enclosed building where doors are kept shut during the majority of operations, the use of odour absorbents for liquids, routine site inspection, regular sweeping/maintenance, and the use of an odour suppression misting neutralizer. These practices are to be used in combination with an odour mitigation plan for the site. Through the implementation of the recommendations contained within the Odour Assessment Report and the smart site design, the potential odour impacts relating to the proposed development will be mitigated. With respect to potential vectors and vermin; Tomlinson will implement an abatement program performed by a licensed pest control company utilizing practices that will aid in preventing a potential vector and vermin issue. An Acoustic Assessment Report has been completed by Hugh Williamson Associates Inc. in accordance with Ministry of Environment guidelines and procedures. This report identifies the potential sensitive noise receptors and sources of noise associated with the proposed development. The report identifies a series of mitigation measures which will be used to mitigate the noise associated with the proposed development, including requiring that the exhaust system for the building be designed to meet a maximum sound power of 98 dba, that an acoustic absorptive treatment of 100 mm thickness be applied to 80% of the inside covers and roof ceilings of specific pieces of equipment in the proposed construction and demolition resource recovery plant, also that certain equipment covers be extended in order to maximize the enclosure of the operation and to minimize openings, and that the intake McIntosh Perry Consulting Engineers Ltd. 12

13 and outlet ducts of the blowers for all air knives should include silencers. The report demonstrates that the proposed development will meet the Ministry of Environment sound level limits at all receptors through the utilization of the mitigation measures noted above. These reports and the information herein demonstrate that through the use of smart site and building design, technology, and best management practices, the potential nuisances and negative impacts associated with the proposed putrescible waste transfer station can and will be mitigated. Accordingly, the proposed development conforms to and is consistent with the policies of the Carp Road Corridor Community Design Plan, and therefore the Official Plan, and no Official Plan Amendment will be required. McIntosh Perry Consulting Engineers Ltd. 13

14 4.4 City of Ottawa Comprehensive Zoning By-law The subject lands are zoned Rural General Industrial Subzone 5 (RG5) pursuant to the City of Ottawa s Comprehensive Zoning By-law (the By-law ), as illustrated on the City s By-law mapping. The intent of the Rural General Industrial zone is to permit, among other things, light industrial uses to be developed in areas that are designated as Carp Road Corridor Rural Employment in the Official Plan, to accommodate a range of such industrial uses, and to regulate development in a manner that respects adjacent land uses and will have minimal impact on the surrounding rural area. Figure 6: Extract from City of Ottawa Zoning By-law Maps (emaps) This zone permits a range of light industrial and commercial uses, including a waste processing and transfer facility for non-putrescible waste and waste recycling facilities. The purpose of the zoning by-law amendment application is to add a putrescible waste transfer station to the list of permitted uses in the RG5 zone, specifically for the subject lands. The light industrial policies within the CRCCDP, detailed above, require permitted uses to be located and designed appropriately so as to minimize nuisance or interferences with existing or proposed uses of adjoining lands. This policy means that it is recognized that certain light industrial uses will create nuisances that will need to be mitigated, and furthermore, that the City can indeed zone lands within the CRCCDP s light industrial designation for uses that may generate nuisances provided same could be mitigated. As detailed above, the proposed development will be designed in accordance with the recommendations contained within the Odour Assessment and the Acoustic Assessment reports in order to mitigate those potential nuisances. The proposed development also McIntosh Perry Consulting Engineers Ltd. 14

15 utilizes smart siting and design in order to reduce potential negative impacts. The proposed waste transfer station has been sited at the northeast corner of the site toward the rear of the subject lands in order to provide a greater separation distance from existing uses along Carp Road and Richardson Side Road. The proposed building will be wholly enclosed which will assist in addressing odour, aesthetic, vermin and noise issues. A fence and landscaping is also proposed at the proposed entrance and along the Richardson Side Road frontage in order to screen the proposed development from passing motorists. The combination of these factors and design elements will address the potential nuisances related to the proposed use and, accordingly, the proposed putrescible waste transfer will be comparable to existing light industrial uses and will meet the general intent of the Rural General Industrial zone. In addition to the reports described previously, a number of supporting studies have also been conducted and reports prepared in support of the proposed development with respect to servicing, traffic and environmental matters. These reports do not identify any significant issues that cannot be addressed or that would prevent the proposed development. The proposed development will comply with the various standards and regulations of the Rural General Industrial Subzone 5 zone. Below is a summary of the applicable zoning provisions and a note indicating the proposed development s compliance with such regulations. Provision Required Provided Compliance Minimum Lot Area 4000 m² m² Yes Minimum Lot Width 30 m 91.4 m Yes Minimum Front Yard Setback 12 m 34.2 m Yes Minimum Interior Side Yard Setback (Abutting RG Zone) 4.5 m 5.0 m Yes Minimum Corner Side Yard Setback 12 m n/a Yes Minimum Rear Yard Setback (Abutting RG Zone) m Yes Maximum Principal Building Height 15 m 11.7 m Yes Maximum Coverage 50% 6.3% Yes Minimum Required Parking Spaces 0.8/100m² 57 Yes Minimum Required Loading Spaces 1 6 Yes As detailed in the summary above, the proposed development will comply with the applicable development standards and regulations of the zoning by-law. Accordingly, the purpose of the proposed zoning by-law amendment is limited to adding the proposed use to the list of permitted uses. McIntosh Perry Consulting Engineers Ltd. 15

16 5.0 MINERAL RESOURCE IMPACT ASSESSMENT The City of Ottawa requires that this Planning Rationale include an assessment of the impacts that the proposed development will have on mineral resources. The subject lands are located approximately three hundred and fifty (350) metres from the northern boundary of an existing quarry (Karson Quarry) which is designated as a Limestone Resource Area pursuant to both the City of Ottawa Official Plan and the Carp Road Corridor Community Design Plan. Both the Provincial Policy Statement, 2005 (PPS) and the City s Official Plan contain policies to protect mineral resources. Policy of the PPS provides that mineral aggregate operations shall be protected from development and activities that would preclude or hinder their expansion or continued use or which would be incompatible for reasons of public health, public safety or environmental impact. Policy of the City s Official Plan provides that limited types of new development may be approved within 500 metres of a Limestone Resource Area provided such development does not conflict with future mineral aggregate extraction. The Official Plan further provides in Policy that where there is an existing licensed pit or quarry, development may be approved within the area of potential impact where an impact assessment is completed and demonstrates that the mineral aggregate operation, including future expansion in depth or extent, will not be affected by the development. The subject lands are separated from the existing quarry by Richardson Side Road and a large concrete products manufacturing operation. Given the location of the existing quarry and the location of the proposed development, the proposed development will not adversely impact the existing aggregate resource operation, nor will it adversely impact future access to mineral resources. In addition, given the nature of the proposed land use, the proposed development will not result in the introduction of a sensitive land use and therefore the proposed use would not hinder the continued use of the aggregate operation. McIntosh Perry Consulting Engineers Ltd. 16

17 6.0 GROUNDWATER IMPACT STUDY A groundwater impact study has been conducted by Golder Associates Ltd. for the proposed development. Based on the findings of the study, Golder Associates Ltd. has concluded that the proposed development and the related site activities are not expected to adversely impact the groundwater in the recharge area, as identified in the Carp Road Corridor Community Design Plan. For further details, please refer to the Hydrogeological Investigation and Terrain Analysis prepared by Golder Associates Ltd. dated March McIntosh Perry Consulting Engineers Ltd. 17

18 7.0 DESIGN STATEMENT The site layout of the proposed development has been designed in accordance with the applicable standards and regulations of the City of Ottawa Comprehensive Zoning By-law and to meet the operational requirements of the proposed uses. The proposed waste transfer station and associated loading areas have been sited toward the rear of the property in order to maximize the separation distance between existing uses in the surrounding area. Proposed tree plantings will also aid in screening the use. The building has been designed to be wholly enclosed and in such a way that will allow the doors to remain closed when shipping and receiving activities are not occurring. The building facades of the proposed waste transfer station building will feature a painted steel frame, concrete, and prefinished steel siding. The proposed construction and demolition waste facility consists of a series of portable modular designed processing equipment, which will be screened from view by the proposed fence and tree plantings. The internal road layout has been designed to meet the traffic and circulation requirements of the proposed uses. No negative impacts are anticipated in respect of the traffic flow and access to and from the subject lands, as noted in the accompanying Traffic Impact Statement. A series of landscaped design elements are also proposed for the site, including the provision of a fence and tree plantings along the Richardson Side Road frontage, the preservation of certain existing trees and vegetation, tree plantings along the roadway leading to the scale house, and tree plantings at various grassed locations throughout the development including the provisions of landscaped islands within the proposed parking area. Directional signage will also be provided, as shown on the accompanying Landscape Plan that will assist users of the proposed development to properly traverse the site. All site lighting will be LED fixtures that will have full cut-off, and no light will spill over onto adjacent properties. These siting and design practices ensure that the proposed development is well designed, will meet operational requirements, and will be compatible with the existing landscape and will not cause undue negative impacts on surrounding land uses. McIntosh Perry Consulting Engineers Ltd. 18

19 8.0 INTEGRATED ENVIRONMENTAL REVIEW STATEMENT Section of the Official Plan, pertaining to assessing development applications through the utilization of an integrated environmental review, provides that an understanding of the relationship between the natural environment and any proposed development must underlay the design of a site. Studies and plans that have been completed in support of the proposed development in this regard include a combined Phase 1 & 2 Environmental Site Assessment, a landscape and tree preservation plan, a stormwater management report and plan, a geotechnical study, a hydrogeological and terrain analysis, and a groundwater impact study. Such studies and plans take into consideration the regulations and recommendations of various municipal, provincial, and federal studies and documents, as applicable. The proposed development has been designed in accordance with the findings of these reports and studies. For further details, conclusions and applicable mitigation measures of such studies and plans please see the respective document which was submitted in support of the planning applications. McIntosh Perry Consulting Engineers Ltd. 19

20 9.0 CONCLUSION The proposed development is consistent with the policies, goals and general intent of the Provincial Policy Statement and the City of Ottawa Official Plan. As detailed herein, the policies of the Carp Road Corridor Community Design Plan provide for such uses as those proposed within the light industrial designation where potential negative impacts can be mitigated. The Carp Road Corridor Community Design Plan also distinguishes between light and heavy industrial uses based on the potential for certain negative impacts and nuisances. The various supporting material and documentation provided in support of these applications show that such impacts will be mitigated and, accordingly, the proposed development should be treated as a light industrial use and no Official Plan Amendment should be required. The proposed waste transfer station and recycling facility maintain the general intent and purpose of the Rural General Industrial Subzone 5 (RG5) zone and will comply with the pertinent regulations in the City of Ottawa Comprehensive Zoning By-law. The proposed zoning by-law amendment will allow for the improvement and expansion of Tomlinson s existing Resource Recovery Centre. The proposed development is compatible with the existing rural general industrial and rural heavy industrial land uses in the surrounding area. The proposed development has been sited and designed in a way that will represent a significant improvement of the existing waste transfer facility within the Resource Recovery Centre. The proposed development will be a beneficial addition to the Resource Recovery Centre and will play a significant role in meeting the future waste management needs of the City of Ottawa and its residents. It is my professional opinion that the proposed development is an appropriate use of the subject property, is in the public interest, and represents good planning. Respectfully submitted, Bridgette Alchawa, MCIP, RPP Planner ext b.alchawa@mcintoshperry.com McIntosh Perry Consulting Engineers Ltd. 20