Staff Report
Report To: City Council Report From: Sabine Robart, Planner Meeting Date: July 27, 2020 Report Code: CS-20-077 Subject: Recommendation Report respecting Inglenook Crèche Childcare Centre – 1331 & 1321 4th Ave W Zoning By-law Amendment No. 31 and Site Plan Approval ST2020-006
Recommendation:
That in consideration of Staff Report CS-20-077 respecting proposed Zoning By- law Amendment No. 31 and Site Plan Approval ST2020-006 for Inglenook Crèche Childcare Centre at 1331 & 1321 4th Ave W, City Council: 1. Receives staff report CS-20-077; 2. Finds that the applications are consistent with the Provincial Policy Statement and the goals and objectives and intent of the City Official Plan in consideration of the staff recommendations and written and oral submissions made; 3. That City Council pass a By-law to adopt Amendment No. 31 to the City’s Zoning By-law No. 2010-078 and give notice in accordance with Sec. 34 of the Planning Act;
4. That City Council approve the site plan by G. M. Diemert Architect Inc. dated July 7, 2020, subject to the conditions outlined in Schedule 'F'; and
5. That City Council pass a By-law authorizing the Mayor and Clerk to execute a Site Plan Agreement, Servicing Agreement, and any other items for implementing Site Plan Approval (ST2020-006) for Inglenook Crèche Childcare Centre at 1331 4th Ave E.
Strategic Initiative:
. Retain and grow existing local businesses and business opportunities
Report: ZBA 31 and ST2020-006 for Inglenook Crèche Childcare Centre Inc. Page 1 of 18 . Increase the City’s tax assessment base Background & Proposal:
Applications for a Zoning By-law Amendment (ZBA 31) and Site Plan Approval (ST-2020-006) have been submitted by Incorporated Synod of the Diocese Huron with Inglenook Crèche Childcare Centre Inc. acting as agent for the parcel known as 1331 4th Ave W (former church) and 1321 4th Ave W (former manse).
Property Description The subject lands are described in the following chart, for location context and surrounding land uses please see the Orthophoto in Schedule 'A'. For the Planning Policy context please see the Planning Map in Schedule 'B'.
Property Detail (#1331) Detail (#1321) Information
Civic Address 1331 4th Ave W 1321 4th Ave W
Roll No 425902001321500 425902001321600
Legal Description RANGE 1 W OF R PARK RANGE 1 W OF R PARK PT LOT 14 PT LOT 14
Site Frontage 74.8 m 10.5 m
Site Depth 36.6 m 36.6 m
Site Area 1751 m2 384.5 m2
Existing Structures ~541 m2 former church 112 m2 detached dwelling
Road Access/Frontage 4th Ave W 4th Ave W
Available Servicing Detail
Potable Water 150 mm Ø cast iron watermain
Wastewater 300 mm Ø vitrified clay pipe
Stormwater Unknown
Report: ZBA 31 and ST2020-006 for Inglenook Crèche Childcare Centre Inc. Page 2 of 18
Planning Policy Detail
County of Grey Official Plan Primary Settlement Area
City of Owen Sound Official Residential Plan, 2006
City of Owen Sound Zoning By-law 2010-078, as amended Medium Density Residential (R4)
The Proposal The submitted Site Plan is attached in Schedule ‘C’. The application applies to 1331 4th Ave W (former church) and 1321 4th Ave w (former manse), which exists as one parcel as result of the two lots merging on title in the past. The applicant, Inglenook Crèche Childcare Centre, has submitted a Zoning By-law Amendment to re-purpose the existing building (former St. Thomas Anglican Church) into a daycare facility with four classrooms and to facilitate the severance of the former manse. The existing parking will be expanded to provide space for 11 parking spaces including two accessible spaces for the daycare. The application is proposing a separate driveway and parking space for the residential building. The effect of the Zoning By-Law Amendment is to add ‘day nursery’ as a permitted use on 1331 4th Ave W and to modify the site and building regulations to allow for the severance of the former place of worship from the single detached dwelling lands.
Submission & Process Details As part of a complete application, the applicant has submitted the following materials for consideration:
Submission Item Title Submission Item Detail
Site Diagram – Daycare & Former Dated 2020.07.07 prepared by G. M. Manse (A1.0) Diemert Architect Inc.
Dated 2020.07.07 prepared by G. M. Site Diagram – Daycare (A1.1) Diemert Architect Inc.
Report: ZBA 31 and ST2020-006 for Inglenook Crèche Childcare Centre Inc. Page 3 of 18 Submission Item Title Submission Item Detail
Dated 2020.07.07 prepared by G. M. Parking Diagram (A1.2) Diemert Architect Inc.
Dated 2020.07.07 prepared by G. M. Site Diagram – Manse (A1.3) Diemert Architect Inc.
The applicant engaged the City in the Pre-consultation process in December 2019. Subsequently, the process relating to the formal application as proceeded as follows:
Date Step
May 22, 2020 Submission of Application and Partial Fees
May 29, 2020 Submission of additional Fees
June 12, 2020 Request for City Staff and Agency comments sent
June 16, 2020 Letter of Complete Application to applicant
Notice of Complete Application and Public Meeting to June 19, 2020 public via newspaper notice and mailed courtesy notice to landowners within 120 m of subject property
July 13, 2020 Public Meeting
Accessibility Advisory Meeting to reconsider ST2020-006 Recommendation report for ZBA 31 and ST2020-006 to July 27, 2020 Council. Amending By-law to Council.
Analysis:
The proposal is required to meet all development standards and policies applicable to projects within the City of Owen Sound. The proposal is required to be consistent with the Provincial Policy Statement and in conformity with the City Official Plan and Zoning By-law. The application is subject to review by the City Planning, Engineering, and Building staff as well as external commenting agencies. All applicable policies, standards, and comments received are reviewed below.
Report: ZBA 31 and ST2020-006 for Inglenook Crèche Childcare Centre Inc. Page 4 of 18 A: Provincial Policy Statement The Provincial Policy Statement (PPS, 2020) has been reviewed with regard to the subject proposal. Municipal decisions on planning matters are required to be consistent with the PPS. The PPS Vision for the long-term prosperity and social well-being of Ontario focuses growth and development within settlement areas and recognizes that land use must be carefully managed. Strong, liveable and healthy communities promote and enhance human health and social well-being, are economically and environmentally sound, and are resilient to climate change. The PPS directs development to full serviced, designated settlement areas and requires contiguous development that minimizes land consumption and servicing costs. The proposal represents growth within a Settlement Area that makes use of existing infrastructure and minimizes negative impacts. All applications must demonstrate that the lands can be serviced with full municipal water and sanitary services and are designed with stormwater management best practices to ensure consistency with the PPS (Section 1.6.6). Full municipal service infrastructure and capacity are available for the proposed development. The adaptive reuse of an institutional building within the City on existing municipal services and the continued use of an existing, serviced residential property is consistent with the direction provided by the PPS.
B: County of Grey Official Plan (2019) The entire City of Owen Sound is designated as a ‘Primary Settlement Area’ in the County of Grey Official Plan (County OP). The County OP requires that settlement areas with full municipal services are to be the focus of the majority of growth within the County. The County OP promotes a full range of residential, commercial, industrial, recreational, and institutional land uses within Primary Settlement Area. Land use policies and development standards are to be in accordance with the local Official Plan. The County has been consulted on the proposal and County staff have no objection to the application. The application conforms to the policies of the County OP.
Report: ZBA 31 and ST2020-006 for Inglenook Crèche Childcare Centre Inc. Page 5 of 18 C: City of Owen Sound Official Plan (2006) The subject property is designated ‘Residential’ on Schedule ‘A’ in the Owen Sound Official Plan (OP. 2006). The “Residential” designation permits a diverse range of residential uses as well as other uses that are complementary and provide service to residential uses, such as elementary schools, parks, places of worship, and convenience commercial type uses. Residential OP policies permit local institutional uses subject to a site specific rezoning provided that: a. The local institutional use does not introduce unwanted and inappropriate impacts in the residential area on residential uses in terms of noise, odour, dust, storage, and traffic. b. The outward appearance, scale and design of the local institution use shall be compatible with the character of the residential area and appropriate buffering shall be included to minimize negative impacts on abutting residential uses. c. The local institutional uses are generally to be located along arterial roads with access to public transit and full municipal services. The application is proposing to add ‘day nursery’ as a permitted on the portion of the subject property known as 1331 4th Ave W. The proposed daycare use is not anticipated to introduce inappropriate impacts to the surrounding neighbourhood. The main noise/traffic impact is anticipated in the morning and afternoon as children are dropped off and picked up. The lot is located in a transition area between a predominately low density (single detached) neighbourhood to the west and a mixed use commercial / higher density residential neighbourhood to the east. The noise and traffic generate by the proposed daycare is expected to be similar to that produced by the surrounding uses and is not anticipated to create a land use conflict. The existing building was previously used as a place of worship, however, this use ceased sometime in the last decade. The building is an established part of the neighbourhood and the building façade or design is not expected to change. The proposed site alterations include expanding the parking area to the north to extend to the main entrance of the building. As well, a privacy fence is proposed along the future southern property line to provide buffering for the residential building (former manse) to the south. The subject lands have access to City Transit and are located in a pedestrian friendly neighbourhood. 4th Ave W is designated as a collector road in the City’s OP and has sidewalks on the east and west side of the road. The ‘Core’ City bus
Report: ZBA 31 and ST2020-006 for Inglenook Crèche Childcare Centre Inc. Page 6 of 18 route travels past the subject property and has a stop at the intersection of 13th St W and 4th Ave W to the south of the subject property. A pedestrian can access the Downtown Core within 15 minutes. Besides adding a ‘day nursery’ as a permitted use to the lands, the proposed zoning amendment will effect to facilitate for the severance of the former place of worship from the single detached dwelling lands. OP policies permit land division by way of the consent process where less than two new lots are created and where the proposed lots represent infilling /redevelopment. Further OP policies require that the proposed lots are appropriately serviced with municipal services, conform to the City’s Zoning By-law (2010-078, as amended) and do not create a land use conflict. ZBA 31 is being processed in conjunction with Consent application B02/2020. Consent authority in the City is delegated to the Committee of Adjustment. The Committee of Adjustment heard the Consent application on July 21, 2020. The Planning staff recommendation report recommended approval of the proposed severance subject to a number of conditions including that ZBA 31 is approved by City Council and the amending by-law is in force and effect. ZBA 31 is required to bring the proposed development into conformity with the City’s Zoning By-law (2010-078, as amended). In addition, the consent provisions require that development shall have access to full municipal services, including piped water supply, storm drainage and sanitary sewer systems, installed according to requirements of the City and other applicable agencies. Both buildings are serviced with municipal water and sewer services however the exact location of the piping is not known. Engineering Services requested that as a condition of approval of the consent, the applicant provide confirmation that separate municipal services are available to each of the lots proposed (severed and retained), and that these services are properly connected to each existing structure. Further, Engineering Services requested that the applicant submit grading, drainage and storm water management plans and that the approved grading and drainage plan and storm water management plan be implemented on site pursuant to development of the subject lands. The requirement regarding confirmation of separate municipal services to the severed and retained parcel and the grading, drainage and storm water management plans were recommended as conditions of approval of the consent application. The requested ZBA to add a daycare as a permitted use on 1331 4th Ave W conforms to the policies regarding local institutional uses in the Residential designation. The proposed severance conforms to the OP’s consent policies subject to approval by the Committee of Adjustment.
Report: ZBA 31 and ST2020-006 for Inglenook Crèche Childcare Centre Inc. Page 7 of 18 The application conforms to the City’s Official Plan, subject to the recommended conditions.
D: City of Owen Sound Zoning By-law (2010-078, as amended) The subject property is zoned ‘Medium Density Residential’ (R4) in the City’s Zoning By-law (2010-078, as amended) (Schedule ‘A’). Uses in the R4 zone are generally limited to low and medium density residential dwelling types and places of worship. A daycare (‘day nursery’) is not a permitted use in the R4 Zone. D1: The Amendment The details of the proposed amendment are as follows: . 1331 4th Ave W ZBA 31 is requesting ‘day nursery’ as a permitted use in order to facilitate the repurposing of the existing institutional building. As noted above the subject property is located in a transition zone between a traditional single detached neighbourhood and a mixed use area that includes institutional and commercial uses. The surrounding area includes lands zoned as ‘Institutional’ (I), ‘Neighbourhood Commercial’ (C3) and ‘Arterial Commercial’ (C4). All three zones include ‘day nursery’ as a permitted use. The addition of ‘day nursery’ as a permitted use on the subject property is not anticipated to conflict with existing uses in the surrounding area nor is it expected to hinder the intended use/buildout of adjoining parcels. In order to facilitate the severance the application also requesting the modification of the R4 site and building regulations. The proposed ‘daycare parcel’ requires a reduced interior side yard setback from 3.0 m to 0.67 m to permit an existing accessory shed located in the southern side yard to remain. The reduced interior side yard setback is discussed further below. . 1321 4th Ave W For the proposed residential lot at 1321 4th Ave W, the amendment is requesting a reduced minimum lot area and frontage and a reduced interior side yard setback for an existing accessory shed located in the northern side yard as follows:
Zone Provisions Required Provided
6.5 a) Minimum Lot Frontage 12 m 10.51 m
6.5 b) Minimum Lot Area 400 m2 384 m2
Report: ZBA 31 and ST2020-006 for Inglenook Crèche Childcare Centre Inc. Page 8 of 18 Zone Provisions Required Provided
5.9.2 Accessory Buildings & Structures 0.9 m 0.35 m – Residential Uses – (d) Rear Yard
The reduced lot frontage and lot area will create a lot which is similar in area and frontage to other lots in the surrounding neighborhood specifically the adjacent lots to the south. The reduced frontage and lot area provide sufficient width/area to contain the detached dwelling as well as sufficient driveway width for one parking space, which meets City standards. The proposed lot will be able to maintain the required interior side yard setback along the new property boundary despite the reduced frontage. The proposed residential lot can function as intended, provide an appropriate amount of greenspace and maintain the existing streetscape. Planning staff recommend that the proposed amendment recognizes the existing accessory sheds and permit the reduced interior side yard setbacks for the existing sheds. However, staff recommend that any future buildings and structures, including future accessory buildings, shall meet the side yard setback requirements in force and effect at that time. As such, the amendment can facilitate the proposed severance as well as ensuring that future construction conforms to the appropriate zone provisions and maintains the intended streetscape/neighborhood character. D2: General Zoning Conformity
Zoning Matter How is the Requirement Met?
Standard Parking Daycare Stalls The proposed number of off-street parking stalls exceeds the zoning requirements. The Zoning By-law includes a day nursery in the definition of ‘School’; thus, the parking calculation for elementary school was used to calculate required parking. The number of parking spaces required for the site is nine (9) spaces. The site plan shows 11 parking spaces. The proposed stalls meet the minimum size requirement (2.65m x 6.0m) and the aisle width exceeds the minimum requirement (7.5m vs. 6.0m). The parking stalls proposed on the site plan conform with the parking provisions.
Report: ZBA 31 and ST2020-006 for Inglenook Crèche Childcare Centre Inc. Page 9 of 18 Zoning Matter How is the Requirement Met? Residential Building The site plan provides for one parking space (2.65m x 6.0m) on the north side of the detached dwelling which meets the applicable parking provisions.
Barrier-Free Parking Daycare Stalls The number of barrier-free parking stalls exceeds the zoning requirement. Based on ADOA standards, the development as illustrated on the Site Plan (Schedule 'C') is required to provide one barrier free parking stall. The Site Plan shows two barrier free parking spaces that meet AODA standards.
Loading Spaces A loading space isn’t required for the proposed uses given that neither a day nursery nor a single dwelling involves the shipping or receiving of goods.
Bicycle Parking Stalls The Site plan shows one bicycle parking area on the south side of the building. Planning staff recommend that the final site plan include a detail that a four stall bicycle rack will be provided.
Setbacks Both the severed and retained parcels contain existing buildings. The proposed severance will create one new lot line that is the interior lot line between the two parcels. The non-conforming setbacks from the ‘new’ lot line for the accessory storage sheds are to be recognized in the amending by-law as discussed above. Both buildings are subject to existing deficiencies from the front, rear and side yard setback provisions that are not created or altered by the proposed severance or development under the Site Plan Approval Application.
Lot Coverage The lot coverage maximum is not exceeded.
Building Height The building height maximum is not exceeded
Hazard Land Hazard Land zoning regulations do not impact the proposed development.
Landscape Buffer A 1.5 m planting strip is shown along the property Strips boundary between 1331 and 1321 4th Ave W. The
Report: ZBA 31 and ST2020-006 for Inglenook Crèche Childcare Centre Inc. Page 10 of 18 Zoning Matter How is the Requirement Met? planting strip is proposed to contain both plantings and a 1.5 m high privacy fence. The parking area existing on 1331 4th Ave W is proposed to be expanded to the north. Staff recognize that the existing parking area on the daycare parcel does not meet City zoning provisions in regard to the required 1.5 m planting strip and that the proposed extension of the parking area will generally continue the established setback. The applicant has revised the site plan to include plantings in the available area west of the parking area on the north and south side of the entrance
E: Site Plan Control Matters The proposed development on 1331 4th Ave W (daycare facility) is subject to Site Plan Control in accordance with Sec. 41 of the Planning Act and City By-law 2019- 185. The site plan approval process addresses the overall design and connectivity of the development within the local context. Thorough site plan review ensures that the site will be safe, functional and attractive for current and future residents of the City. Site Plan Review considers accessible design and ensures that the site will meet City and Provincial accessible design standards. The submitted site plan was presented to the City’s Accessibility Advisory Committee (AAC) on July 27, 2020 for comment on matters of accessibility. Site Plan review also ensures that the site will function seamlessly while complying with the existing or amended zoning provisions pertaining to the site. Traffic and pedestrian flow, as well as parking area layout and site access locations (entrances) are also of critical importance for this scale of development. Landscaping, stormwater management and the location of on-site amenities, such as snow storage areas and garbage enclosure locations, are also key considerations in determining if the site is adequately designed. Staff have undertaken a thorough review of the Site Plan relative to the City Zoning By-law and to assess if the proposal meets the requirements of the City’s design and engineering standards and if conditions of approval respecting site design and layout should be applied. Details Respecting Accessibility
Report: ZBA 31 and ST2020-006 for Inglenook Crèche Childcare Centre Inc. Page 11 of 18 Section 41 of the Planning Act, which legislates Site Plan Control, stipulates that no development shall be undertaken unless the Council has approved plans showing, among other things, facilities designed to have regard for accessibility for persons with disabilities. The Accessibility Advisory Committee met on July 27, 2020 and received the information discussed below. Staff recommend that the final approved site plan incorporates the recommendations from the Accessibility Advisory Committee to the satisfaction of the Director of Community Services as a condition of approval. . Vehicular Access and Paths of Travel The site will be accessed from 4th Ave W. The parking area is located on the southwest side of the building directly adjacent to the street. The parking area is divided into two areas by an internal drive aisle with parking stalls on the north and south side of the drive aisle. The development is proposing a total of 11 parking spaces including 2 barrier-free parking spaces. The barrier free spaces are located in the middle of the northern row of parking stalls. The barrier free path of travel between the two barrier free stalls connects to internal sidewalk, which joins to the main entrance of the building. The barrier-free parking stalls include one Type ‘A’ and one Type ‘B’ stall. Planning staff recommend that a standard condition of approval be that the site and construction plans reflect the requirements of AODA, Building Code, and City standards. Planning staff are satisfied that there are an adequate number of barrier-free stalls and that they are adequately placed on site. . Exterior Paths of Non-vehicular Travel 4th Ave W has sidewalks on the east and west side of the road. The municipal sidewalk on the east side of 4th Ave W connects to the existing internal sidewalk. The internal T-shaped sidewalk travels from the municipal sidewalk to the main entrance of the building and to the paring area. The on-site barrier free paths of travel must meet AODA and Ontario Building Code standards. The barrier free paths of travel must include dropped curbs indicated by red, cast iron Tactile Walking Surface Indicator (TWSI) plates at the appropriate locations on the site. . Site Design & Functionality With respect to matters of accessibility, Planning staff believe that the site is generally well laid out. The barrier-free parking stalls are located in a defined parking area and will be connected to the main entrance of the
Report: ZBA 31 and ST2020-006 for Inglenook Crèche Childcare Centre Inc. Page 12 of 18 building via the internal sidewalk. The building will be accessible with push button doors and adequately sized entrances. Site lighting was not shown on the submitted site plan. Staff recommend that as a condition of approval site lighting be shown on the final approved plan at strategic locations on the building and the parking areas. Site lighting shall use dark sky compliant lighting fixtures in accordance with City standards and the Ontario Building Code. . Access to Transit & Amenities The Core Conventional Transit Route travels past the subject property on 4th Ave W and has a stop at the intersection of 4th Ave W and 13th St W. This bus route travels broadly throughout the west side of the City and is connected to all of the other routes. City of Owen Sound Planning & Heritage Division The Planning & Heritage Division has undertaken a full review of the application in consideration of the principles of good planning, which ensures a safe, functional, and attractive site layout. The following aspects of the site design merit note in addition to the planning policy analysis above.
Design Aspect Policy Context/Staff Comments
General Layout The existing buildings address the street and are an established element of the neighbourhood.
Parking Layout The expanded parking area is safe and functional.
Pedestrian Access An internal sidewalk connects the building to the parking and Connectivity area and to the municipal sidewalk on 4th Ave W.
Lighting It is recommended as a condition of approval site lighting be shown at strategic locations on the building and the parking areas. The City’s Site Plan Agreement requires that that the proposed on-site LED lighting be specified with a colour temperature (CCT) of 3000K (warm white) and that all lighting will be downward facing and dark-sky compliant. Exterior building lighting will need to comply with the Ontario Building Code.
Landscaping On-site landscaping includes established plantings around the perimeter of the building and along the northern property boundary.
Report: ZBA 31 and ST2020-006 for Inglenook Crèche Childcare Centre Inc. Page 13 of 18 Design Aspect Policy Context/Staff Comments As noted above the site plan is proposing plantings in the available area west of the parking area on the north and south side of the site entrance.
Garbage & No outdoor garbage enclosure is shown on the site plan. Recycling Garbage and recycling will be stored within the existing building.
Snow Storage Snow storage is shown at a number of locations internally to the site surrounding the parking area.
Matters of The Accessibility Advisory Committee considered the Accessibility proposed site plan on July 27, 2020. Due to the timing it was not possible to include the Committee’s comments in this report. It is recommended that the following standard conditions be included as conditions of approval: 1. That curb ramps and red, cast iron tactile plates shall be installed at all points where exterior paths of travel (sidewalks) meet drive aisles, parking areas, and barrier free parking stall access aisles; and 2. That the final approved site and construction plans reflect the requirements of the Accessibility for Ontarians with Disabilities Act and the Ontario Building Code respecting matters of accessibility. 3. That the final approved site plan incorporates the recommendations from the Accessibility Advisory Committee to the satisfaction of the Director of Community Services.
The City Planning & Heritage Division recommends approval of application ST2020-006, subject to the recommended conditions. City of Owen Sound Engineering & Public Works Department Comment has been received from the City’s Engineering and Public Works Department with no objection to the subject proposal.
Engineering Detail Staff Comments
Stormwater The on-site SWM system consists of a parking lot Management drainage system that discharges the runoff to the City storm sewer system. If the roof water collection system is connected to the wastewater sewer, it must be disconnected from the wastewater sewer and discharged overland to
Report: ZBA 31 and ST2020-006 for Inglenook Crèche Childcare Centre Inc. Page 14 of 18 Engineering Detail Staff Comments reduce the amount of surface water entering the wastewater sewer system. The proposed site plan does not anticipate major changes to the parking lot other than those changes required to allow the severance of the manse building to the south and provide the parking required for the proposed use. As such, a comprehensive SWM plan for the entire site is unwarranted. In lieu of a water quality SWM system, the City will require a capital contribution for future quality enhancement as a condition of site plan approval. The amount of this contribution is $35,510/ha x 0.18ha. = $6,392.00 less a $2,500.00 credit for each CB fitted with a point of entry trap (POET).
Grading & Drainage The site grading must conform to Section 2.2.2 of the City’s Property Standards By-law 1999-030 as amended. Snow storage areas: must drain to the internal SWM system; cannot occupy parking areas required for zoning compliance; cannot be located on City-owned property. As noted above Engineering Services recommended a grading, drainage and storm water management plan as a condition of approval of the associated consent application. Further Engineering Services recommended that the approved grading and drainage plan and storm water management plan be implemented on site pursuant to development of the subject lands. It is recommended that the approved grading and drainage plan and storm water management plan be included in the site plan agreement and be stamped as final approved plans.
Site Servicing A Servicing Feasibility Study is not required for this development. As noted above, Engineering Services requested that as a condition of approval of the consent the applicant provide confirmation to the satisfaction of
Report: ZBA 31 and ST2020-006 for Inglenook Crèche Childcare Centre Inc. Page 15 of 18 Engineering Detail Staff Comments the City's Public Works and Engineering Department (Engineering Services Division) that separate municipal services are available to each of the lots proposed (severed and retained), and that these services are properly connected to each existing structure.
Parking, Site Access, Parking, site access, and traffic circulation & Traffic Circulation standards have been met.
Landscaping No landscaping features, signs or vegetation with a mature height greater than 0.6 metre are to be located within the 5.0 metres by 5.0 metres sight triangles required at the access points as per Section 5.12.3 of Zoning By-law 2010-078, as amended.
Environmental There are no known environmental issues with the property.
Fees Payment of a capital contribution of $6,392.00, less any amount for CBs with POET to provide future SWM quality control.
The City’s Engineering and Public Works Department recommends approval of application ST2020-006, subject to the recommended conditions.
F: City Staff & Agency Comments In response to the request for comment from the Planning & Heritage Division, the following comments have been submitted for review pertaining to the subject applications. All comments can be found attached hereto as Schedule ‘D’. City of Owen Sound Fire Prevention. Comment has been received from Fire Prevention with no objection to the application. Grey Sauble Conservation Authority (GSCA) Comment has been received from GSCA with no objection to the application. Comments encourage further details regarding the onsite stormwater management system. This request is reflected in the comments from Engineering Services and the recommended conditions of approval.
Report: ZBA 31 and ST2020-006 for Inglenook Crèche Childcare Centre Inc. Page 16 of 18 County of Grey Comment was received from the County of Grey with no objection to the proposal. Hydro One Comment was received from Hydro One with no objection to the proposal. Enbridge/Union Gas Comment was received from Enbridge/Union Gas with no objection to the proposal. Historic Saugeen Metis Comment was received from Historic Saugeen Metis with no objection to the proposal
G: Public Comments Several comments in support of the application have been received from the public regarding the subject Zoning By-law Amendment. The comments, as well as the August 12, 2019 Public Meeting Minutes are attached to this report (Schedule 'E').
Next Steps:
In accordance with the Planning Act and City protocols for processing Planning Act Applications, the following outlines the next steps in the process:
Anticipated Date Step
By-law to authorize Mayor and Clerk to sign Site August 24, 2020 Plan Agreement (tentative)
Financial/Budget Implications:
None to the City. Communication Strategy:
Notice of Complete Application and Notice of the Statutory Public Meeting were given as required by the Planning Act. The Public Meeting was held on July 13, 2020.
Report: ZBA 31 and ST2020-006 for Inglenook Crèche Childcare Centre Inc. Page 17 of 18 Consultation:
In addition to the public notice, the Planning Division has also consulted extensively with the City’s Development Team and external commenting partners on the various iterations of the application.
Attachments:
Schedule 'A' Orthophoto Schedule 'B' Official Plan and Zoning Map Schedule 'C' Site Plan, Landscape Plan Schedule 'D' Agency Comments Schedule 'E' Public Meeting Minutes and Public Comments Schedule 'F' Draft Conditions of Approval
Prepared by: Sabine Robart, MSC (PLAN) Signature on File
Reviewed by: Amy Cann, M. PL. MCIP, RPP Signature on File
Reviewed by: Pam Coulter, RPP Signature on File
Submitted by: Tim Simmonds Signature on File
Report: ZBA 31 and ST2020-006 for Inglenook Crèche Childcare Centre Inc. Page 18 of 18
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5 8 Buxus 7 Zoning Bylaw 5.8.3
alopecuroides 4 Proposed parking. Proposed Diagram Parking - A1.2 Ref
sempervirens 11 0
"Little bunny" 7 G.M. DIEMERT ARCHITECT INC.
2 SUITE 201 1500 wide planting strip and 1500 high privacy fence in fence privacy high 1500 strip and planting wide 1500 5.23(b)&(e) Bylaw Zonining Sound to Owen accordance 3105 2 957 FOURTH AVENUE EAST Existing property boundary OWEN SOUND, ONTARIO N4K 2N9 (519) 376-1975 Existing Sidewalk Existing Sidewalk Existing Sidewalk Project Status Existing Grass New Grass Existing Grass Inglenook Daycare / St Thomas Church
Existing 1331 4th Av W driveway Site Diagram - Daycare & Former Manse 4th Avenue West (Collector Road)
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M
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k Shed Proposed new c (0.03845ha)
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Existing Existing Min Gross Floor Area 80m² unknown Shed fence 3110 3025 PARKING REQUIREMENTS Residential Uses - 1 Space per dwelling Snow
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Existing road curb (approx)
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2
0
2 SCHEDULE D
AGENCY COMMENTS
Enbridge Gas – June 12, 2020
Hydro One – June 12, 2020
Fire Prevention Staff Report – June 12, 2020
Historic Saugeen Metis – June 19, 2020
Engineering Services Division Staff Report – June 19, 2020
Grey Sauble Conservation Authority – June 23, 2020
Grey County Planning & Development – June 26, 2020
Report: CS-20-077 File: ZBA 31 and ST2020-006 Page 1 of 1 From: ONTUGLLandsINQ To: Robart, Sabine Subject: RE: Request for Comments ZBA 31 & ST2020-006 Inglenook Daycare Date: June 12, 2020 11:31:35 AM
Thank you for your correspondence with regard to the proposed Site Plan Application. Enbridge Gas Inc, operating as Union Gas, does have service lines running within the area which may or may not be affected by the proposed Site Plan.
Should the proposed site plan impact these services, it may be necessary to terminate the gas service and relocate the line according to the new property boundaries. Any Service relocation required would be at the cost of the property owner.
If there is any work (i.e. underground infrastructure rebuild or grading changes…) at our easement and on/near any of our existing facilities, please contact us as early as possible (1 month in advance at least) so we can exercise engineering assessment of your work. The purpose is to ensure the integrity of our main is maintained and protected.
Confirmation of the location of our natural gas pipeline should be made through Ontario One Call 1- 800-400-2255 for locates prior to any activity.
We trust the foregoing is satisfactory.
Kelly Buchanan Analyst Land Services — ENBRIDGE GAS INC. TEL: 519-436-4673| FAX: 519-436-5353 50 Keil Dr N, Chatham ON N7M 5M1 enbridge.com Safety. Integrity. Respect.
From: Robart, Sabine
Hello,
We are in receipt of your Site Plan Application, ST2020-006 dated June 12, 2020. We have reviewed the documents concerning the noted Plan and have no comments or concerns at this time. Our preliminary review considers issues affecting Hydro One’s 'High Voltage Facilities and Corridor Lands' only.
For proposals affecting 'Low Voltage Distribution Facilities’ please consult your local area Distribution Supplier.
To confirm if Hydro One is your local distributor please follow the following link: http://www.hydroone.com/StormCenter3/
Please select “ Search” and locate address in question by entering the address or by zooming in and out of the map
If Hydro One is your local area Distribution Supplier, please contact Customer Service at 1-888-664-9376 or e-mail [email protected] to be connected to your Local Operations Centre
Thank you,
Kevin Balkaran University Co-Op Student, Real Estate Department 185 Clegg Road Markham, ON L6G 1B7
[email protected] www.HydroOne.com
From: Robart, Sabine
*** Exercise caution. This is an EXTERNAL email. DO NOT open attachments or click links from unknown senders or unexpected email. ***
Good Morning ,
Attached please find a request for comments for Zoning By-law Amendment ZBA 31 and Site Plan Approval Application ST2020-006. Please provide comments by Wednesday June, 24, 2020. If you have any questions or concerns please do not hesitate to contact me.
Sabine Robart, MSc (Plan) Planner City of Owen Sound 808 2nd Avenue East Owen Sound, ON N4K 2H4
From: Chris Hachey To: Eckenswiller, Jamie Subject: Request for Comments- Owen Sound (Inglenook Creche Childcare Centre Inc.) - Proposed Zoning By-law Amendment Date: June 19, 2020 11:06:52 AM
Your File: Z31-2020 Our File: Owen Sound Municipality
Mr. Eckenswiller,
The Historic Saugeen Metis (HSM) Lands, Resources and Consultation Department has reviewed the relevant documents and have no objection or opposition to the proposed development, land re-designation, zoning, land severance, Official plan and/or Zoning By-law Amendments.
Thank you for the opportunity to review this matter.
Regards,
Chris Hachey
Coordinator, Lands, Resources and Consultation Historic Saugeen Métis 204 High Street Southampton, Ontario, N0H 2L0 Telephone: (519) 483-4000 Fax: (519) 483-4002 Email: [email protected]
This message is intended for the addressees only. It may contain confidential or privileged information. No rights to privilege have been waived. Any copying, retransmittal, taking of action in reliance on, or other use of the information in this communication by persons other than the intended recipients(s) is prohibited. If you have received this message in error, please reply to the sender by e-mail and delete or destroy all copies of this message.
Staff Report Engineering Services Division 1321 4th Avenue West DATE: 2020 June 19 ENG. FILE: 1331 4th Avenue West 4259 02001 321500 4259 02001 321600 TO: Sabine Robart, Planner Amy Cann, Manager of Planning and Heritage Pam Coulter, Director of Community Services Dennis Kefalas, Director of Public Works & Engineering
FROM: Dana Goetz, C.E.T., Engineering Technologist
SUBJECT: ZONING BY-LAW AMENDMENT / SITE PLAN APPROVAL ENGINEERING REVIEW Applicant: Inglenook Crèche Childcare Centre PLANNING FILES: ZBA 31 / ST2020-006 LEGAL DESCRIPTION: RANGE 1 W OF R PARK PT LOT 14 RECOMMENDATIONS: Further to our review of the above noted application, the Public Works & Engineering Department has no objection to this application subject to the following conditions: ZBA 31 The Public Works and Engineering Department has no objection to the Zoning By-law Amendment. ST2020-006 1. provision of Site Plan, Servicing Plan, Grading Plan and Landscaping Plan drawings to the satisfaction of the Manager of Engineering Services and the Manager of Planning and Heritage; 2. payment of a capital contribution of $6,392.00, less any amount for CBs with POETs installed, to provide future SWM quality control; 3. verification of the disconnection of any building storm drainage systems from the wastewater sewer system; 4. payment of the Engineering Review fee of $250.00 BACKGROUND: The application applies to 1331 4th Ave W (former church) and 1321 4th Ave W (former manse), which exists as one parcel as result of the two lots merging on title in the past.
Page 1 of 5 Q:\DGoetz\PLANNING\ZBA_OPA\2020\ZBA 31-ST2020-006_1321-1331 4th Ave W_Eng Review.doc
ZBA 31 / ST2020-006 Engineering Review Inglenook Crèche Childcare Centre 1321/1331 4th Avenue West Continued The applicant, Inglenook Crèche Childcare Centre, has submitted a zoning by-law amendment to re-purpose the existing building (former St. Thomas Anglican Church) into a daycare facility with four classrooms and to facilitate the severance of the former manse. The existing parking will be expanded to provide space for 11 parking stalls including two accessible spaces for the daycare and a separate driveway and parking stall for the dwelling. 1331 4th Ave W – Former Church The zoning amendment application is required to add daycare as a permitted use and to permit a reduced side yard setback for an accessory building (shed). The site plan approval is required to repurpose the building as a day care centre. 1321 4th Ave W – Former Manse The zoning amendment application is required to permit a reduced frontage and lot area to facilitate the severance of a residential parcel containing a single detached dwelling. The zoning amendment is required to permit a reduced side yard setback for an accessory building (shed). ANALYSIS: This document incorporates comments from all divisions of the Public Works & Engineering Department. The following comments reflect the results of this review: DETAILED REVIEW: Documents reviewed in conjunction with this application are: • City of Owen Sound Site Development Engineering Standards, 1st Edition • City of Owen Sound Official Plan adopted by City Council March 20, 2006 • Stormwater Management Planning and Design Manual, March 2003; Province of Ontario Ministry of the Environment – published by: Queen’s Printer for Ontario • G.M. Diemert Architect Inc., Project No. 2005, Dwg. No. A1.0 “Site Diagram – Daycare & Manse”; Dwg. No. A1.1 “Site Diagram – Daycare”; Dwg. No. A1.2 “Parking Diagram – Daycare & Manse”; Dwg. No. A1.3 “Site Diagram – Manse”
STORMWATER MANAGEMENT (SWM): A SWM Report is not required for this site. The on-site SWM system consists of a parking lot drainage system that discharges the runoff to the City storm sewer system. If the roof water collection system is connected to the wastewater sewer, it must be disconnected from the wastewater sewer and discharged overland to reduce the amount of surface water entering the wastewater sewer system. The proposed site plan does not anticipate major changes to the parking lot other than those changes required to allow the severance of the manse building to the south and
Page 2 of 5 Q:\DGoetz\PLANNING\ZBA_OPA\2020\ZBA 31-ST2020-006_1321-1331 4th Ave W_Eng Review.doc
ZBA 31 / ST2020-006 Engineering Review Inglenook Crèche Childcare Centre 1321/1331 4th Avenue West Continued provide the parking required for the proposed use. As such, a comprehensive SWM plan is unwarranted. In lieu of a water quality SWM system, the City will require a capital contribution for future quality enhancement as a condition of site plan approval. The amount of this contribution is $35,510/ha x 0.18ha. = $6,392.00 less a $2,500.00 credit for each CB fitted with a point of entry trap (POET). The City will not provide any maintenance or repair operations on any portion of the SWM system located on private property.
GRADING & DRAINAGE: The site grading must conform to Section 2.2.2 of the City’s Property Standards By-law 1999-030 as amended. Snow storage areas: • must drain to the internal SWM system; • cannot occupy parking areas required for zoning compliance; • cannot be located on City-owned property.
SITE SERVICING: There are no anticipated changes to the municipal servicing to this property. SERVICING FEASIBILITY STUDY (SFS): A Servicing Feasibility Study is not required for this development. WATER: The church building and the manse have individual service laterals connected to the existing 150mm Ø cast iron watermain located on 4th Avenue West. There are no anticipated changes to the water servicing for this property. The City will not provide any maintenance or repair operations on any portion of the private distribution system. WASTEWATER: The church building and the manse have individual service laterals connected to the 300mm Ø clay collector on 4th Avenue West. There are no anticipated changes to the wastewater servicing for this property. The City will not provide any maintenance or repair operations on any portion of the private collection system. STORM: The on-site stormwater management system is connected to the 300mm Ø 4th Avenue West storm sewer. The City will not provide any maintenance or repair operations on any portion of the system located on private property. Please note: The City of Owen Sound requires: i) back flow prevention for the water supply lateral to prevent
Page 3 of 5 Q:\DGoetz\PLANNING\ZBA_OPA\2020\ZBA 31-ST2020-006_1321-1331 4th Ave W_Eng Review.doc
ZBA 31 / ST2020-006 Engineering Review Inglenook Crèche Childcare Centre 1321/1331 4th Avenue West Continued contamination of the municipal water supply as detailed in City Policy O47; ii) adherence to Sewer Use Bylaw 2006-034 (as amended); iii) availability of adequate fire protection as required under the Ontario Building Code.
SITE ACCESS & TRAFFIC CIRCULATION: TRAFFIC IMPACT STUDY (TIS): A traffic impact study is not required for this development as it does not meet the minimum requirements under Section 5.8 of the Site Development Engineering Standards and the impact on the adjacent street system will be negligible. PEDESTRIAN ACCESS: Pedestrian walkways, sidewalks and connections to City streets are provided. There is no marked exterior path of travel to AODA standards shown. A marked path of travel must be provided to the main building entrance. SITE ACCESS & TRAFFIC CIRCULATION: Vehicular access to the site is from 4th Avenue West. The proposed entrance width of 7.5m is acceptable. PARKING: The on-site parking stalls are properly dimensioned. All parking stalls meet City requirements for size and accessibility as per AODA standards. TRANSIT ACCESS: There are City transit stops along 4th Avenue West. Transit access to this site is not required. TRANSPORTATION PLAN: A Transportation Plan is not required. ROAD WIDENING: A road widening across the 4th Avenue West frontage of this property is not required.
LANDSCAPING: No landscaping features, signs or vegetation with a mature height greater than 0.6 metre are to be located within the 5.0 metres by 5.0 metres sight triangles required at the access points or street intersections.
ENVIRONMENTAL: There are no known environmental concerns associated with this property. SOURCE WATER PROTECTION (SWP): The Drinking Water Source Protection Plan, approved under Part IV of The Clean Water Act, 2006, indicates that this property is
Page 4 of 5 Q:\DGoetz\PLANNING\ZBA_OPA\2020\ZBA 31-ST2020-006_1321-1331 4th Ave W_Eng Review.doc
ZBA 31 / 5T2020-006 Engineering Review lnglenook Crèche Childcare Centre 1 321/1 331 4th Avenue West Continued within lntake Protection Zone 2 (lPZ-2), an Events Based Threat Area concerned with fuel storage exceeding 50,000 litres.
A SWP Risk Management Plan is not required as fuel storage is not a component of this proposed development.
FEES AND CHARGES
ZONIN G BY-LAW AMENDMENT AND CONSENT TO SEVER: The Engineering Review Fee will be $650.00 SITE PLAN APP ROVAL:
The Engineering Review Fee will be $250.00.
Payment of a capital contribution of $6,392.00, less any amount for CBs with pOET, to provide future SWM quality control.
A Street Occupation Permit will be required prior to commencement of any work on City owned property. The permit is available from the Engíneering Services Division for a fee of $60.
A Special Services Application will be required together with the security deposit prior to commencement of any works constructed on City owned property. The permit is available from the Engineering services Division for a fee of $60.
Prepared By Dana Goetz, C.E.T
Reviewed By: Chris Webb, p.Eng
Page 5 of 5 Q:\DGoetz\PLANNING\ZBA opA\2020\1321-1331 4th Ave w zBA and spA Eng Review.doc 237897 Inglis Falls Road, R.R.#4, Owen Sound, ON N4K 5N6 Telephone: 519.376.3076 Fax: 519.371.0437 www.greysauble.on.ca
June 23, 2020 GSCA File: P20157
City of Owen Sound 808 2nd Avenue East Owen Sound, On N4K 2H4
Attn: Sabine Robart Planner [email protected]
Re: Zoning By-law Amendment 31 and Site Plan Approval Application SP2020-006 1331 4th Avenue West and 1321 4th Avenue West City of Owen Sound Applicant: Inglenook Crèche Childcare Centre
Staff has reviewed this application as per our delegated responsibility from the Province to represent provincial interests regarding natural hazards identified in Section 3.1 of the Provincial Policy Statement (PPS, 2014) and as a regulatory authority under Ontario Regulation 151/06. Grey Sauble Conservation Authority (GSCA) has also provided comments as per our Memorandum of Agreement (MOA) with the City of Owen Sound representing their interests regarding natural heritage and water identified in Sections 2.1 and 2.2, respectively, of the Provincial Policy Statement. The application has also been reviewed through our role as a public body under the Planning Act as per our CA Board approved policies. Finally, GSCA has provided advisory comments related to policy applicability and to assist with implementation of the Saugeen, Grey Sauble, Northern Bruce Peninsula Source Protection Plan under the Clean Water Act.
GSCA staff have reviewed the above-noted application to convert the former St. Thomas Anglican Church into a day nursery, as well as sever the former manse from the subject lands to re-establish the southern lot that had merged on title.
Although the consent to sever has not been circulated as of this application, these comments are intended to cover the Zoning by-law, Site Plan Approval and Consent applications.
1 of 4
Watershed Municipalities Arran-Elderslie, Chatsworth, Georgian Bluffs, Grey Highlands Meaford, Owen Sound, South Bruce Peninsula, Blue Mountains
Application for ZBA 31 & SP2020-006 1331 4th Avenue West and 1321 4th Avenue West City of Owen Sound Our File No. P20157
Delegated Responsibility and Statutory Comments
1. GSCA has reviewed the application through our delegated responsibility from the Province to represent provincial interests regarding natural hazards identified in Section 3.1 of the Provincial Policy Statement. Only the relevant policies are noted in this report.
The subject property does not contain any natural hazards as identified in Section 3.1 of the Provincial Policy Statement. As such, it is the opinion of the GSCA that the application is consistent with Section 3.1 policies of the PPS.
2. GSCA has reviewed the application as per our responsibilities as a regulatory authority under Ontario Regulation 151/06. This regulation, made under Section 28 of the Conservation Authorities Act, enables conservation authorities to regulate development in or adjacent to river or stream valleys, Great Lakes and inland lake shorelines, watercourses, hazardous lands and wetlands. Development taking place on these lands may require permission from the conservation authority to confirm that the control of flooding, erosion, dynamic beaches, pollution or the conservation of land are not affected. GSCA also regulates the alteration to or interference in any way with a watercourse or wetland.
The subject site is not regulated under Ontario Regulation 151/06: Regulation of Development, Interference with Wetlands and Alterations to Shorelines and Watercourses administered by the GSCA.
Advisory Comments
3. GSCA has reviewed the application through our responsibilities as a service provider to the City of Owen Sound in that we provide comment on natural heritage features under Section 2.1 of the Provincial Policy Statement and on water under Section 2.2 of the Provincial Policy Statement through a MOA.
2.1 Natural Heritage
There were no natural heritage features identified on or adjacent to the subject property. As such, it is the opinion of GSCA that the application is consistent with Section 2.1 Policies of the PPS.
2.2 Water
2.2.1 Planning authorities shall protect, improve or restore the quality and quantity of water by h) ensuring stormwater management practices minimize stormwater volumes and contaminant loads, and maintain or increase the extent of vegetative and pervious surfaces.
2 of 4
Application for ZBA 31 & SP2020-006 1331 4th Avenue West and 1321 4th Avenue West City of Owen Sound Our File No. P20157
Based on our review of the proposal, there will be an increase in impervious area on the parcel containing the former St. Thomas Anglican Church, and a decrease in impervious cover on the parcel with the former manse, with an overall increase in impervious area across the two parcels. We note that the site plan shows an existing stormwater drain in the parking lot of the former church, however it is unclear how much of the drainage from each of the properties is currently directed to it and in the absence of proposed lot grading and drainage plans, it is not clear how the drainage is going to be directed moving forward. With the proposed alterations to the parking area and the lack of clarity regarding drainage, we recommend that a lot grading and drainage plan be developed for the lots to demonstrate that the drainage is being directed appropriately given the intent of the lots to be separate. We also recommend that details be provided regarding the existing stormwater controls. If there is an existing OGS unit, we would recommend that confirmation be provided that it will still be suitable for the increase in flows from the expanded parking area. If a unit is not in place to treat the stormwater runoff from the property, please note that GSCA recommends an enhanced level of treatment for stormwater runoff. As such, it is the opinion of GSCA that the application has not fully demonstrated consistency with the Section 2.2 policies of the PPS.
4. GSCA has reviewed the application in terms of the Saugeen, Grey Sauble, Northern Bruce Peninsula Source Protection Plan, prepared under the Clean Water Act, 2006. The Source Protection Plan came into effect on July 1st, 2016 and contains policies to protect sources of municipal drinking water from existing and future land use activities.
The subject property is located within an area that is subject to the local Source Protection Plan where applicable policies may apply.
Summary
Given the above comments, it is the opinion of the GSCA that:
1. Consistency with Section 3.1 of the PPS has been demonstrated; 2. Ontario Regulation 151/06 does not apply to the subject site. A permit from GSCA will not be required prior to any development or site alteration taking place; 3. GSCA advises that we are of the opinion that consistency with Section 2.1 of the PPS has been demonstrated and consistency with Section 2.2 of the PPS has not been fully demonstrated. To ensure consistency with Section 2.2 of the PPS, we recommend that a lot grading and drainage plan be completed for the two lots and provided to The City and that confirmation be given that the proposed stormwater outlet can handle the increase in flows and that the proposed stormwater plan is able to provide treatment of runoff to an enhanced level. 4. The subject site is located within an area that is subject to the policies contained in the Saugeen, Grey Sauble, Northern Bruce Peninsula Source Protection Plan.
3 of 4
Application for ZBA 31 & SP2020-006 1331 4th Avenue West and 1321 4th Avenue West City of Owen Sound Our File No. P20157
Recommendation
GSCA generally has no objection to the subject proposal as it does not impact any areas regulated under Ontario Regulation 151/06, natural hazards, and natural heritage features.
We advise that further details regarding the stormwater management for the property may be warranted.
Please inform this office of any decision made by the City of Owen Sound with regard to this application. We respectfully request to receive a copy of the decision and notice of any appeals filed.
Should you have any questions, please contact the undersigned.
Sincerely,
Justine Lunt Environmental Planner
c.c. Sabine Robart, City of Owen Sound Mac Plewes, GSCA Scott Greig, GSCA Director, City of Owen Sound Marion Koepke, GSCA Director, City of Owen Sound
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Planning and Development 595 9th Avenue East, Owen Sound Ontario N4K 3E3 519-372-0219 / 1-800-567-GREY / Fax: 519-376-7970 June 26th, 2020
Sabine Robart, Intermediate Planner City of Owen Sound 808 2nd Ave East Owen Sound, Ontario N4K 2H4 *Sent via E-mail
RE: Zoning By-law Amendment ZBA 31 1331 4th Avenue West City of Owen Sound Applicant/Owner: Inglenook Creche Childcare Centre Inc
Dear Ms. Robart,
This correspondence is in response to the above noted application. We have had an opportunity to review the application in relation to the Provincial Policy Statement (PPS) and the County of Grey Official Plan (OP). We offer the following comments.
The purpose of the application is to amend the City of Owen Sound Zoning By-Law 2010-078 to permit a daycare (‘day nursery’) at 1331 4th Ave W and to facilitate the severance of the residential dwelling (former manse) at 1321 4th Ave W. The effect of the Zoning By-Law Amendment is to add ‘day nursery’ as a permitted use on 1331 4th Ave W and to modify the site and building regulations to allow for the severance of the former place of worship from the single detached dwelling lands. The amendment proposes a reduced minimum lot of area and frontage for the proposed single detached dwelling lot and reduced interior side yard setbacks applying to two sheds existing on each of the proposed severed and retained lands.
Schedule A of Recolour Grey designates the subject property as a ‘Primary Settlement Area’. Section 3.5 states,
2) Land use policies and development standards in areas designated Primary Settlement Areas will be in accordance with local official plans and/or secondary plans
3) This Official Plan promotes the development of Primary Settlement Area land use types for a full range of residential, commercial, industrial, recreational, and
Grey County: Colour It Your Way Page 2 June 26th, 2020
institutional land uses. These areas will be the focus of the majority of growth within the County.
County planning staff have no concerns with the proposed development. Further comments should be received from the City of Owen Sound.
Appendix A of Recolour Grey indicates that the subject property is within ‘Intake Protection Zone – 2’ (IPZ-2). It appears the proposed area is also within an Events Based Area, which is concerned with the storage of fuel. This does not appear to be proposed within the subject application; therefore, the IPZ policies shall not constrain the subject application.
County planning staff have no further concerns with the subject application.
The County requests notice of any decision rendered with respect to this application.
If you wish to discuss this matter further, please do not hesitate to contact me.
Yours truly,
Hiba Hussain Planner (519) 372-0219 ext. 1233 [email protected] www.grey.ca
Grey County: Colour It Your Way SCHEDULE E
PUBLIC MEETING MINUTES AND PUBLIC COMMENTS
Public Meeting Minutes – July 13, 2020
Public Comments
David Tremlett & Miguelle Mann – June 23, 2020
Betty Adair – July 6, 2020
Donna Beatty – July 5, 2020
Report: CS-20-077 File: ZBA 31 and ST2020-006 Page 1 of 1 COUNCIL - REGULAR Meeting Minutes - July 13, 2020 committee minutes, matters postponed, motions for which notice was previously given and additional business." Carried.
COMMITTEE OF THE WHOLE
. 8. PUBLIC MEETINGS
. ZBA No. 31 Public Meeting Presentation for Inglenook Creche Childcare Mayor Boddy declared the public meeting open at 7:08 p.m. The purpose of the public meeting is to allow the public an opportunity to comment on the proposed Zoning By-law Amendment No. 31 - Inglenook Creche Childcare.
Mayor Boddy read the following notices:
• Every person who attends a statutory public meeting required under the Planning Act shall be given an opportunity to make representations in respect of the proposed by-law.
• All submission materials for this application are available on the City's website and at the Planning Division, City Hall during regular business hours.
• If a person or public body would otherwise have an ability to appeal the decision of the City of Owen Sound to the Local Planning Appeal Tribunal but the person or public body does not make oral submissions at a public meeting or make written submissions to the City of Owen Sound before the zoning by-law amendment is passed, the person or public body is not entitled to appeal the decision.
• If a person or public body does not make oral submissions at a public meeting or make written submissions to the City of Owen Sound before the zoning by-law amendment is passed, the person or public body may not be added as a party to the hearing of an appeal before the Local Planning Appeal Tribunal, unless, in the opinion of the Tribunal, there are reasonable grounds to do so.
The City Clerk advised that notice of the public meeting was circulated to the prescribed bodies, posted on the City's website and published in the Sun Times on June 19, 2020. The City Clerk advised that as required in the prescribed notice, no member of the public requested to comment at the public meeting. The City Clerk read the following notices:
• The personal information collected at this public meting is collected under the authority of the Municipal Freedom of Information Act and Protection of Privacy Act and the Planning Act. The Information collected will be used to complete the zoning by-law amendment process and will form part of the public record. Questions about this collection should be addressed to the City Clerk.
• The City Clerk advised that persons or public bodies who wish to be notified of the decision of the Corporation of the City of Owen Sound on the proposed zoning by-law amendment are required to provide a written request to the City of Owen Sound c/o the City Clerk.
The Manager of Planning and Heritage provided a PowerPoint Presentation regarding the proposed Zoning By-law Amendment including a background and overview of the application. Ms. Cann indicated that the purpose of this application is to permit a daycare or day nursery at 1331 4th Avenue West, and to facilitate the severance of the residential dwelling at 1321 4th Avenue West. COUNCIL - REGULAR Meeting Minutes - July 13, 2020 Council asked when planning staff was first contacted to consider this zoning by-law amendment. The Manager of Planning and Heritage advised that City Planning staff conducted a pre-consultation with the applicant in early spring and waited to proceed with the formal process until such time that a complete application was submitted.
There being no other speakers, Mayor Boddy declared the public meeting closed at 7:12 p.m.
The Manager of Planning and Heritage left the meeting at this time.
. 9. DEPUTATIONS AND PRESENTATIONS
. a. Suza Sarnecki, Owen Sound Resident Re: Drains to Waterway Suza Sarnecki provided a deputation on the amount of debris and refuse that is discarded on the ground that eventually flows into storm drains. Ms. Sarnecki advised that items such as cigarette butts are not biodegradable and are harmful to bodies of water and marine life. Ms. Sarnecki asked for Council's permission to stencil a message on storm drains using environmentally friendly paint to make everyone aware of where their litter goes.
Moved by Councillor Hamley R-200713-005
"THAT in consideration of the deputation given July 13, 2020 from Suza Sarnecki respecting Drains to Waterway, City Council directs staff to work with interested community organizations to implement a storm drain stenciling program." Carried.
. 10. PUBLIC QUESTION PERIOD
. a. Rebecca Knisley, Owen Sound Resident asked Council the following questions:
1. When will the six (6) passenger restrictions on City buses be lifted?
2. Why can't residents use City buses as usual while wearing a mask?
The Director of Public Works and Engineering advised that staff have been reviewing options to increase the number of passengers on City buses and noted that when the number does increase, masks will likely be mandatory.
Mr. Kefalas added that the public should plan ahead to ensure there is adequate time for them to get to their destination in the event a bus is full.
. 11. CORRESPONDENCE RECEIVED FOR WHICH DIRECTION OF COUNCIL IS REQUIRED
There were no correspondence items being presented for consideration.
. From: Dave & Miguelle To: Robart, Sabine Subject: Application and public meeting Date: June 23, 2020 1:05:13 PM
Good day Sabine,
We live at 1290 4th Avenue West in Owen Sound and recently received notice with regard to Zoning Bylaw amendment No31 for 1331 and 1321 4th Avenue West.
We are simply writing to express our support for this amendment to a daycare centre and hope it will be successful for all.
Thank you David Tremlett, Miguelle Mann
-- This email has been checked for viruses by Avast antivirus software. https://www.avast.com/antivirus Eckenswiller, Jamie
From: B Adair Sent: July 6, 2020 3:23 PM To: Eckenswiller, Jamie Subject: Fwd: Zoning By-law #31. 1331 and 1332 4 Ave. West
> > > > > This is a long awaited possibility for this beautiful property. It is a shame to see this type of property sitting empty when it has so much potential. > The suggested usage is so suitable and will Be an asset to the neighborhood. > > I agree with this zoning change to allow a childcare facility on said property. > > Sent from my iPad
1 From: dbeatty dbeatty To: Robart, Sabine Subject: 4th Ave. W. - Zoning By-Law Amendment Date: July 5, 2020 11:52:32 AM
Hi there. I am contacting you about the information received in the mail about the proposed zoning change in this neighbourhood.
Am I correct in understanding that this proposed amendment to the zoning by law, to to include 'day nursery', only affects the property at 1331? Does this change have implications about zoning for other properties in this area?
BTW, I think the Day Care is a wonderful use for the old St. Thomas church. I also have no problem with the severance of the former manse property.
Please let me know if I am understanding this right
Thanks.
Donna Beatty, SCHEDULE F
CONDITIONS OF APPROVAL
1) That prior to finalization of the Site Plan Agreement, modification of the site plan package be required to include the following to the satisfaction of the City:
Condition Date Sign.
a. That revised submission materials (plans, studies, drawings) be submitted to the City as required to capture additional items arising out of ongoing project due diligence to the satisfaction of the Community Services Department and the Engineering and Public Works Department.
b. That the final site plan include detail for the provision of a four stall bicycle rack.
c. That site lighting be shown at strategic locations on the building and the parking areas on the final approved site plan. d. That curb ramps and red, cast iron tactile plates shall be installed at all points where exterior paths of travel (sidewalks) meet drive aisles, parking areas, and barrier free parking stall access aisles;
e. That the final approved site and construction plans reflect the requirements of the Accessibility for Ontarians with Disabilities Act and the Ontario
f. That the final approved site plan incorporates the recommendations from the Accessibility Advisory Committee to the satisfaction of the Director of Community Services
g. That a grading and drainage plan and storm water management plan for the proposed parking area be submitted to the satisfaction of the City’s Engineering Services Division and included in the site plan agreement and be stamped as final approved plans.
Report: CS-20-077 Page 1 of 2 File: ST2020-006
2) That the Owner enter into a Site Plan Agreement with the City, which will be registered on title, requiring among other matters:
Condition Date Sign.
a. Provision of Security in the amount of $2,500.00.
b. Payment of the Engineering Review Fee ($250).
c. Provision of a two-year timeframe for completion of all works with the final dates to be specified in the Site Plan Agreement.
d. That a Street Occupation Permit and/or Special Services Application, which may include a Servicing Agreement, be obtained prior to any work on City-owned property.
e. That a capital contribution is for future quality enhancement as a condition of site plan approval. The amount of this contribution is $35,510/ha x 0.18ha. = $6,392.00 less a $2,500.00 credit for each CB fitted with a point of entry trap (POET)
f. That the applicant provide written confirmation with pictures to the satisfaction of the City’s Engineering Services Division to demonstrate that, if the roof water collection system is connected to the wastewater sewer, it has been disconnected from the wastewater sewer and discharged overland to reduce the amount of surface water entering the wastewater sewer system.
g. That prior to development of the lands and issuance of a Building Permit, Zoning By-law Amendment No. 31 shall be confirmed to be in force and effect.
Report: CS-20-077 Page 2 of 2 File: ST2020-006