HomeMy WebLinkAboutPSD-064-11 Cianngton•
Leading the Way REPORT
PLANNING SERVICES
Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
Date: July 11, 2011 Resolution #: 496- -11 By-law#:
Report #: PSD-064-11 File #: SPA 2011-0015
Subject: ENERGY FROM WASTE FACILITY: ARCHITECTURAL UPGRADES UNDER
HOST COMMUNITY AGREEMENT
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Report PSD-064-11 be received for information.
Submitted b • - /0 �— Reviewed b :
Y by:
J. Crome, MCIP, RPP Franklin Wu,
de Director of Planning Services Chief Administrative Officer
TW/CP/ah/df
5 July 2011
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
40 EMPERANCE STREET, BOWMANVILLE,ONTARIO L1C 3A6 T(905)623-3379 F(905)623-0830
REPORT NO.: PSD-064-11 PAGE 2
1.0 INTRODUCTION
1.1 It is anticipated that over the summer recess the Directors of Planning and Engineering
will be granting site plan approval to the Energy from Waste plant of the Region of York
and Durham. The purpose of this report is to review the proposed architectural features
and upgrades for the Energy from Waste (EFW)facility and to outline the site plan
approval requirements contained in the Host Community Agreement.
2.0 HOST COMMUNITY AGREEMENT
2.1 On February 18, 2010, the Region of Durham entered into a Host Community
Agreement with the Municipality of Clarington. This agreement required the following in
relation to the processing of the Site Plan application:
• Consultation with Clarington in respect to architectural and site plan requirements
prior to the submission of a site plan application.
• Incorporation of a minimum $9 million cash allowance for architectural treatments
and upgrades to the EFW Facility.
• A site plan agreement between Clarington and Durham for the development of the
EFW facility, including lands required for a private truck access lane. Durham
agreed to comply with normal site plan and building code permit requirements.
They are also required to construct a portion of Energy Drive, and all applicable
services through their lands.
As part of the agreement, Clarington has agreed to expedite the review of all
applications for approval related to the construction of the EFW facility.
3.0 SITE PLAN REVIEW
3.1 On May 6, 2011, the Covanta Durham York Renewable Energy Limited partnership
submitted a site plan application for the Energy from Waste facility located in the
Clarington Energy Business Park at 72 Osborne Road in Courtice. All of the relevant
departments and agencies have conducted an initial review of this application and
comments were provided to the applicant on June 20, 2011. The applicant submitted
revised plans in order to address municipal and agency requirements on June 30. As of
the writing of this report the revised plans have been circulated to the agencies,
however a detailed review has not been completed. The revised site plan and elevation
drawings are contained in Attachments 1, 2 and 3.
3.2 The Region consulted Clarington on potential architectural and site plan requirements
which led to staff to prepare "Durham Region EFW Facility in Clarington: Site Planning
and Building Design Guidelines"(Site Plan Guidelines) in April 2008 (Attachment 4).
This document outlined expectations on architecture, building materials, screening of
utilitarian components, landscaping, lighting and the design of the visitor's centre should
REPORT NO.: PSD-064-11 PAGE 3
the project receive approval from the Ministry of the Environment. The Request for
Proposals issued by Durham in August 2008 included portions of the guidelines and the
requirements for the successful candidate to obtain site plan approval from Clarington.
3.3 There have been several meetings on the site plan application subsequent to the
execution of the Regions' agreement with Covanta Energy Corp. Staff have referenced
the Guidelines and the urban design and other policies of the Energy Park Secondary
Plan, both of which were to be addressed in the design of the facility.
3.4 Through the review of the first site plan submission, Planning Staff have requested
additional details regarding the design of the Energy from Waste facility. The applicant
submitted revised drawings to address issues and technical details requested by the
various departments and agencies. Items still being addressed include:
• Suggestion for further enhancement on the west elevation;
• Better screening of the parking lot and the need for a corner focal point at the
Osborne Road/Energy Drive intersection by the OPG development;
• Relocating the perimeter fence and softening its appearance through landscaping
on the public domain portion of the site; and
• Better screening to the extent possible the Residue Storage Building (for bottom-
ash and fly-ash) and conveyor at the rear of the property.
3.5 Staff are processing the site plan application and are working to ensure that the project
fulfils the requirements of the Host Community Agreement and the policies of the
Clarington Energy Business Park Secondary Plan as they apply to this site. Once all
department and agency requirements have been adequately addressed, site plan
approval will be issued and the necessary site plan/development agreement prepared.
4.0 ARCHITECTURAL TREATMENTS AND UPGRADES
4.1 Staff had requested the applicant provide details on how the required $9 million in
architectural treatments and upgrades were allocated. The proponent has identified the
project enhancements in the following seven components:
Offices & Visitors Centre $2,414,000 (27%)
Bridge & Canopy $1,182,000 (13%)
Building Amalgamation $1,187,000 (13%)
Cladding Upgrade $1,847,000 (21%)
Roof Profile Upgrade $ 420,000 (5%)
Site Enhancement $1,150,000 (13%)
The Stack $ 800,000 (8%)
4.2 The architectural treatments and upgrades for each component have been described by
the applicant as follows:
REPORT NO.: PSD-064-11 PAGE 4
Offices & Visitors Centre
The Offices and Visitors Centre is the administrative building designed as a separate
facility to house Regional employee offices, a training centre and visitor reception, with
a dedicated parking lot. The building incorporates the following features:
Elevated Building: the building is mounted on columns to present users a view of the
Energy from Waste facility, Lake Ontario, and the surrounding area, as well as allowing
safe access to the visitor accessible areas of the plant while providing an overpass of
the plant road reserved for haul and service vehicles.
Cladding: the building envelope makes use of large areas of energy-efficient glazed
structural wall systems and architectural concrete.
Roof the roof echoes the main plant and is designed with sustainability in mind to
protect from the sun and yet maintain visual appeal.
Finishes: interior and exterior finishes are of a higher and more durable quality than a
typical industrial office environment.
Stairs and Elevator generously scaled and modern public stairs and an additional
elevator have been included for the use of visitors and staff.
Bridge & CanopV
A glass and steel bridge will connect the Visitor's Centre to the plant. The bridge allows
the separation of visitors and staff from the necessary movement of haul vehicles, and
also reveals a view of the Energy from Waste process, as well as an elevated view of
Lake Ontario and the surrounding landscape.
The canopy is a visual extension of the bridge, providing cover for visitors and staff and
a signage opportunity.
Building Amalgamation
Energy from Waste facilities typically have a functional appearance resulting from a
building envelope of metal cladding surrounding a general arrangement of process
equipment, and generally include a feature stripe or the use of more than one colour of
cladding.
For the Clarington facility, in order to conceive and achieve a building form that has
compositional interest and purpose, the footprint of the building has been consolidated
into a single, cohesive unit. This requires additional building footprint (additional gross
floor area) and the consolidation of building volumes to transform the industrial
appearance. Building amalgamation also requires increased foundations, footings and
structural components to house a larger building envelope.
REPORT NO.: PSD-064-11 PAGE 5
Cladding Upgrade
Various upgraded building envelope systems, including pre-finished custom colour
metal paneling, stone faced garden walls, vertical columns and upper-levels of
clerestory translucent/transparent panels, are provided in order to create visual interest
as well as increased interior natural lighting. Typical Energy from Waste facilities utilize
a single cladding type that leads to large areas of monotone wall space and utilitarian
looks. Combining various cladding material types and colours with curved and layered
walls enhances the building appearance and reduces the monotone appearance.
Roofinq Upgrade
Related to the cladding upgrade, portions of the roof will be designed and detailed to
form an expressive roofline over the Boiler and Refuse Buildings and the Visitor's
Centre.
The enhanced architectural roof and soffit details and shapes require more complex
structural framing to achieve the "fly-over" appearance. The design includes a
sustainable reflective and cool roof material for climate-controlled buildings to reduce
the heat island effect from solar heat gain.
Site Enhancements
The site will be extensively planted, with particular attention to screening certain areas
of the facility and a landscaped courtyard area at the Visitor's Centre.
Fence: the fence along Energy Drive will be upgraded from the standard chain link type
fence to an ornamental security fence.
Brick garden walls: the separation between the visitor's spaces and the plant will be
provided by both curved and straight garden walls.
Water feature: a water feature will be designed to enhance and provide interest to the
Visitor's Centre.
The Stack
Typically, stacks are extremely utilitarian and unfinished in appearance. The stack for
the Clarington facility will be custom in shape and slightly flared for a smooth and more
appealing silhouette.
The catwalk and ladder will be enclosed, and the stack will be painted a shade to
complement the facility and illuminated to provide further interest.
REPORT NO.: PSD-064-11 PAGE 6
5.0 CONCLUSION
5.1 Section 2 of this report identified the items within the Host Community Agreement that
needed to be addressed as part of the current site plan approval application. In
addressing these items:
• the Region of Durham, Region of York and Covanta, together with their architect
met with municipal staff a number of times prior to the submission of a site plan
application to address design issues prior to the site plan process;
• The site plan approval and the related development agreement will be undertaken
in two phases; the plant and surrounding lands that Covanta is responsible for will
be phase I; and the lands that incorporate Energy Drive, the truck access and
stormwater management works, that the Regions will be responsible for will be
phase II. The Phase I application is well underway, while engineering drawings
are currently being prepared for Energy Drive that will form part of phase II or an
amending agreement; and
• The $9 million in upgrades to the facility have been detailed in this report, based on
a description provided by the consultants architect. Site Plan Guidelines were
prepared to help ensure that the building would provide some interesting design
elements and not be strictly utilitarian in appearance. The plant design has
satisfied most of the design elements identified in the "Site Plan Guidelines" dated
April 2008 and contained in Attachment 4. Some of the outstanding items are
being addressed. The architect has done a good job to improve the public facade
of this large landmark building.
Staff Contact: Tracey Webster
Attachments:
Attachment 1 - Overall Site Plan
Attachment 2 - South & East Elevation
Attachment 3 - North & West Elevation
Attachment 4 - Clarington Site Planning and Building Design Guidelines
Attachment 5 - Hypothetical Base Plan; Plant with Enhancements; View from Energy Drive
List of interested parties to be advised of Council's decision:
Covanta Energy Corp.
Durham Region Works
Durham CLEAR Attn: Doug Anderson
Linda Gasser
Kerry Meydam
Louis Bertrand
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