Finance and Economic Development Committee Comité

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Report to
Rapport au:
Finance and Economic Development Committee
Comité des finances et du développement économique
and Council
et au Conseil
January 28, 2014
28 janvier 2014
Submitted by
Soumis par:
Nancy Schepers, Deputy City Manager/Directrice Municipale adjointe, Planning
and infrastructure/Urbanisme et Infrastructure
Contact Person
Personne ressource:
Gordon MacNair,
Director, Real Estate Partnerships and Development Office/Gestionnaire,
Initiatives et Mise en valeur en immobilier
(613) 580-2424 x 21217, [email protected]
Ward: STITTSVILLE (6), RIVER (16) /
RIVIÈRE (16), GLOUCESTERSOUTHGATE (10)
File Number: ACS2014-PAI-REP-0006
SUBJECT: OTTAWA COMMUNITY LANDS DEVELOPMENT CORPORATION’S
REQUEST TO PARTICIPATE IN PLANNING AND
REDEVELOPMENT FOR THE KANATA WEST LANDS AND FUTURE
DISPOSAL OF CERTAIN CITY OWNED LANDS
OBJET:
RÔLE DE LA SOCIÉTÉ D’AMÉNAGEMENT DES TERRAINS
COMMUNAUTAIRES D’OTTAWA POUR LA VILLE CONCERNANT
LE KANATA WEST OWNERS GROUP ET L’ALIÉNATION FUTURE
DE CERTAINS TERRAINS DONT LA VILLE EST PROPRIÉTAIRE
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REPORT RECOMMENDATIONS
That the Finance and Economic Development Committee recommend Council:
1. Authorize Ottawa Community Lands Development Corporation (OCLDC) to
participate in the planning and redevelopment of the City owned lands in
Kanata West on behalf of the City of Ottawa;
2. Declare viable parcels of land known municipally as 5731 Hazeldean Road,
1770 Heatherington Road, 3071 Riverside Drive and 2500 St. Laurent
Boulevard as surplus to City requirements; and
3. Authorize staff to transfer the lands detailed in Recommendation 2 above, to
the Ottawa Community Lands Development Corporation for future
redevelopment and/or disposal.
RECOMMANDATIONS DU RAPPORT
Que le Comité des finances et du développement économique recommande au
Conseil :
1. D’autoriser la Société d’aménagement des terrains communautaires d’Ottawa
à représenter les intérêts fonciers de la Ville d’Ottawa dans le projet du
Kanata West Owners Group;
2. De déclarer excédentaires aux besoins de la Ville des parcelles viables de
terrain situées aux adresses suivantes : 5731, chemin Hazeldean, 1770,
chemin Heatherington, 3071, promenade Riverside; boulevard Saint-Laurent
2500, et
3. D’autoriser le personnel à transférer les terrains mentionnés à la deuxième
recommandation ci-dessus à la Société d’aménagement des terrains
communautaires d’Ottawa pour aliénation ultérieure.
EXECUTIVE SUMMARY
The purpose of this report is to seek Council’s approval to authorize the OCLDC to
participate in the planning and development of City owned lands located in the Kanata
West Concept Plan (KWCP); to declare the subject viable parcels of land as surplus to
City requirements; and to authorize staff to transfer those subject parcels to the OCLDC
for future redevelopment and/or disposal.
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The Kanata West landowner’s Owners Group (KWOG) was formed to advance the
conceptual planning of 550 hectares (1,360 ac.) of future development land in the
KWCP, which straddles Highway 417 around the Canadian Tire Centre, extending south
to Hazeldean Road and north along the Carp River, in the Stittsville Ward. The City
owns approximately 30 hectares (73 ac), which includes the Maple Grove Works Yard
and includes 5731 Hazeldean Road. Recommendation 1 is seeking approval for the
OCLDC to participate on behalf of the City in the Kanata West Owners Group meetings
to ensure overall future planning and development opportunities for the City owned
development lands are accommodated to the best extent possible. The ultimate
disposition of the City’s lands would return to Committee and Council for approval.
Recommendations 2 and 3 of this report are seeking Council approval to declare the
following parcels of lands as surplus to City requirements; 5731 Hazeldean Road, 1770
Heatherington Road, 3071 Riverside Drive and 2500 St. Laurent.
The parcel at 5731 Hazeldean Road is a 4.5 hectares (11 ac.) site and is surrounded by
existing and future retail commercial development to the east and west. An Urban
Natural Area (UNA 185) which is part of Poole Creek, traverses the site to the north. A
City initiated zoning amendment for all properties located along Arterial Mainstreets is
expected to rezone the property to AM7 - Arterial Mainstreet Subzone 7 from the current
DR – Development Reserve Zone. This zone will allow for a broad range of uses
including retail, service commercial, offices, residential and institutional uses in mixeduse buildings or side by side in separate buildings. Staff is recommending transfer of
this parcel to the OCLDC due to its strategic location within the KWCP and to ensure
protection of the Pool Creek buffer from future development.
The parcel at 1770 Heatherington Road is approximately 3.2 hectares (8.0 ac.) in size in
the Gloucester-Southgate Ward. This former works yard site was decommissioned in
2012. On-site remediation is currently in process to remediate salt and petroleum
impacts from the previous works operations. A Record of Site condition will be obtained
prior to its sale. A zoning amendment application will be filed to amend the zoning from
the IG1 to a residential category zone to accommodate residential development and a
community garden which the local community has expressed interest in. Prior to
preparing the application, the OLCDC will initiate a Request for Expressions of Interest
(REOI) process to define the terms of reference for a future infill residential use of the
site. An area of approximately 0.16 hectare will be set aside for the community garden
prior to the sale of the development lands. Staff is recommending transfer of this parcel
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to the OCLDC to ensure the development of the community garden, to complete the
environmental remediation of the site and to encourage appropriate infill residential
development of the site.
Council is also being requested to declare the former Bayview School at 3071 Riverside
Drive in River Ward as surplus to City requirements. In 2007, Council directed staff to
acquire this school site and provide Council with a redevelopment plan and funding
recommendation. The City acquired the 4 hectares (10 ac.) property from the OCDSB
for $8,090,000. The acquisition was in part intended to preserve green space consisting
of an existing sports field, with the intent to sell the remainder of the property for mixed
density development in support of the objectives of the Official Plan and to offset the
acquisition cost for the property. In 2011, an adjacent 0.30 hectare (0.64 ac.) parcel of
land was acquired to provide improved access to the development area of the site and
increase its overall value for resale. Acquisition of the additional parcel was completed
for $475,000.
Staff has undertaken a draft redevelopment concept plan that broadly reflected
community input received at two visioning sessions in 2009. The results of those
visioning sessions were reported to City Council and the draft concept plan was
approved by City Council on 9 December 2009.The principles of low density residential
abutting existing development and medium-density residential uses and/or institutional
use (e.g. retirement home) in the interior of the site overlooking the sports field were
endorsed by the community.
On 9 December 2009, Council also directed staff to advertise the development portion
of the parcel for sale subject. Approximately 0.79 hectares of the site will be retained by
the City to preserve the existing sports field and a field house will be constructed to
support programming on that field. Staff is recommending that this property be
transferred to the OCLDC to manage the disposal and guide the redevelopment of this
parcel. Such action will respond to the financial, social and environmental pillars that
guide the activities of the OCLDC.
Lastly, staff is seeking Council approval to declare the parcel at 2500 St. Laurent
Boulevard as surplus to City requirements. The subject property is 1.1615 hectares
(2.87 ac.) of vacant land situated in the Ottawa Business Park. In 1988, the former City
of Ottawa sold the subject property to MDS Aero Support Corporation, In Trust.
Following MDS Aero Support Corporation’s failure to commence construction on the
subject site within the required time frames, the subject site was sold to Loblaw
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Properties Limited. With that sale, a “build or buy-back” covenant was also registered on
title and required Loblaw Properties to build on the subject lands by June 2006. During
its ownership, Loblaw Properties, applied to change the Official Plan designation and
zoning of the parcel. The Official plan designation was changed from Employment Area
to General Urban Area and the zoning was changed from Industrial Business Park - IP
F(1.0) and Employment Centre - CE[360] to General Commercial - CG13 H[12.0] to
permit development of a Loblaws retail food store. City Council did not support the
changes but Loblaw Properties were successful in appealing the decision to the OMB.
Over the years, a number of extensions were granted to this “build by” date, however
Loblaw Properties was never able to satisfy this covenant. In 2011, Council decided that
no further extensions were to be granted and the “buy-back” clause was invoked and
the City acquired the property.
Staff is recommending that the parcel be transferred to the OCLDC to restore the
Official Plan designation of the lands to Employment Area, to place restrictive covenants
on title prior to sale limiting the site its original intended use as an employment area, to
ensure that any future purchaser is not able to change the OP designation or zoning
and erode the parcels original function, to ensure the Design Guidelines for the Ottawa
Business Park are respected, and to attract targeted development/industries and
stimulate desirable employment.
SOMMAIRE
L’objectif du présent rapport est d’obtenir l’approbation du Conseil pour qu’il autorise la
SATCO à participer à la planification et à l’aménagement de terrains dont la Ville est
propriétaire, situés dans le plan conceptuel de Kanata Ouest (KWCP); qu’il désigne les
parcelles de terrains visés comme excédentaires par rapport aux besoins de la Ville; et
qu’il autorise le personnel à transférer ces parcelles visées à la SATCO pour
réaménagement ou cession futurs.
Le Kanata West landowner’s Owners Group (groupe des propriétaires fonciers de
Kanata-Ouest) a été formé afin de faire avancer la planification conceptuelle de 550
hectares (1 360 acres) de biens-fonds pour aménagement futur des terrains situés
dans le plan conceptuel de Kanata-Ouest, qui chevauchent l’autoroute 417 autour du
Centre Canadian Tire, s’étendent au sud jusqu’au chemin Hazeldean et au nord jusqu’à
la rivière Carp, dans le quartier Stittsville. La Ville détient environ 30 hectares (73
acres), qui incluent la cour des travaux publics de Maple Grove ainsi que le 5731,
chemin Hazeldean. Dans la recommandation 1, on demande l’approbation pour que la
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SATCO participe, au nom de la Ville, aux réunions du groupe de propriétaires de
Kanata-Ouest, afin de veiller à ce que les possibilités de planification et d’aménagement
futures pour les terrains à aménager qui sont propriété de la Ville soient exploitées à
leur plein potentiel. Ultimement, si les terrains devaient être cédés, il faudrait obtenir
l’approbation du Comité et du Conseil.
Dans les recommandations 2 et 3 du présent rapport, on demande au Conseil qu’il
déclare excédentaires, par rapport aux besoins de la Ville, les parcelles de terrain
suivantes : 5731, chemin Hazeldean, 1770, chemin Heatherington, 3071, promenade
Riverside et 2500 St-Laurent.
Le terrain situé au 5731, chemin Hazeldean est une parcelle de 4.5 hectares (11 acres)
entourée par des projets d’aménagement pour le commerce au détail en cours ou futurs
à l’est et à l’ouest. Une zone naturelle urbaine (UNA 185) qui fait partie du ruisseau
Poole, traverse le terrain au nord. Une modification au zonage proposée par la Ville
pour tous les biens-fonds situés le long des artères principales devrait permettre de
changer le zonage actuel DR – zone d’aménagement futur, en sous-zone d’artère
principale AM7. Cette zone permettra un grand éventail d’utilisations, notamment des
magasins de détail, des utilisations commerciales de services, des bureaux, des
utilisations résidentielles et institutionnelles, dans des bâtiments polyvalents ou côte à
côte dans des bâtiments. Le personnel recommande le transfert de cette parcelle à la
SATCO en raison de son emplacement stratégique dans le Plan conceptuel de KanataOuest et afin d’assurer la protection de la zone tampon du ruisseau contre tout
aménagement futur.
Le terrain situé au 1770, chemin Heatherington a une superficie d’environ 3,2 hectares
(8 acres) dans le quartier Gloucester-Southgate. Cette ancienne cour des travaux
publics a été mise hors service en 2012. Les travaux d’assainissement du site sont en
cours afin d’éliminer les conséquences du sel et de l’essence qui imprègnent le sol en
conséquence des activités précédentes. Il faudra obtenir le dossier de l’état du site
avant sa vente. Une demande de modification de zonage sera déposée pour modifier le
zonage IG1 en une zone de catégorie résidentielle afin de permettre un aménagement
résidentiel et un jardin communautaire pour lequel la collectivité locale a exprimé son
intérêt. Avant la préparation de la demande, la SATCO va amorcer un processus de
Demande d’expression d’intérêt afin de définir les modalités d’une future utilisation
résidentielle intercalaire du site. Une zone d’environ 0,16 sera réservée pour le jardin
communautaire avant la vente des terrains à aménager. Le personnel recommande le
transfert de cette parcelle à la SATCO afin de garantir l’aménagement du jardin
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communautaire et l’achèvement de l’assainissement du site et de favoriser
l’aménagement d’une zone résidentielle intercalaire appropriée du site.
On demande également au Conseil de déclarer excédentaire par rapport aux besoins
de la Ville l’ancienne école Bayview, située au 3071, promenade Riverside dans le
quartier Rivière. En 2007, le Conseil a demandé au personnel d’acquérir cette école et
de lui fournir un plan de réaménagement et des recommandations de financement. La
Ville a acheté cette propriété de 4 hectares (10 acres) de la SATCO pour la somme de
8 090 000 dollars. L'acquisition visait en partie à préserver l'espace vert, c'est-à-dire le
terrain de sports existant, et à vendre le reste de la propriété aux fins d'aménagement à
densités mixtes en appui aux objectifs du Plan officiel de la Ville et afin de compenser le
coût d'acquisition de la propriété. En 2011, une parcelle de terrain adjacente de
0,30 hectare (0,64 acre) a été achetée pour faciliter l'accès à la section du site destinée
à l'aménagement et pour accroître sa valeur globale en vue de la revente. La parcelle
additionnelle a été acquise pour la somme de 475 000 dollars.
Le personnel a mis en œuvre un plan conceptuel de réaménagement provisoire
reflétant en gros les commentaires reçus de la population lors de deux séances de
visualisation en 2009. Les résultats de ces séances de visualisation furent transmis au
Conseil municipal et le plan conceptuel provisoire fut approuvé par celui-ci le 9
décembre 2009. Les principes de projets résidentiels à faible densité contigus à
l'aménagement actuel et d'utilisations résidentielles à densité moyenne ou d'utilisation
institutionnelle (p. ex. maison de retraite) à l'intérieur du site avec vue sur le terrain de
sports ont été appuyés par la collectivité.
Le 9 décembre 2009, le Conseil a aussi demandé au personnel de publier l'annonce
visant la vente de la partie de la parcelle de terrain à aménager. Une partie de cette
parcelle de terrain, soit environ 0,79 hectare, sera conservée par la Ville pour préserver
l'actuel terrain de sports et un pavillon sera construit pour soutenir les activités sur ce
terrain. Le personnel recommande que cette propriété soit transférée à la SATCO afin
qu'elle en gère la cession et oriente l'aménagement de la parcelle de terrain conservée.
Cette mesure correspondra aux piliers financiers, sociaux et environnementaux sur
lesquels s'appuient les activités de la SATCO.
En dernier lieu, le personnel veut obtenir l'autorisation du Conseil pour qu’il déclare
excédentaire par rapport aux besoin de la Ville, la parcelle de terrain sise au 2500 boul.
Saint-Laurent. La propriété en question est un terrain vacant de 1,1615 hectare (2,87
acres) situé dans le parc industriel d'Ottawa. En 1988, l'ancienne Ville d'Ottawa a
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vendu, en fiducie, la propriété en question à MDS Aero Support Corporation. Suivant le
défaut de MDS Aero Support Corporation de lancer la construction sur le terrain dans
les délais prescrits, le terrain a été vendu à Loblaw Properties Limited. Au titre de cette
vente s'ajoutait une clause de « construction ou rachat » obligeant Loblaw Properties à
construire sur le terrain en question avant juin 2006. Alors qu'elle en était propriétaire,
l'entreprise Loblaw Properties, a fait une demande pour modifier la désignation et le
zonage inscrits au Plan officiel pour cette parcelle de terrain. La désignation du Plan
officiel a été changée de zone d'emplois à secteur urbain général et son zonage, de
parc d'affaires et industriel (IP F(1.0) et centre d'emplois (CE[360] à commercial général
(CG13 H[12.0] pour permettre la construction d'un magasin de vente au détail Loblaws.
Le Conseil municipal n'a pas approuvé les modifications, mais Loblaws Properties a eu
gain de cause en appel devant la CMO. Au fil des années, les délais prescrits de
construction ont été prolongés, toutefois Loblaw Properties n'a jamais pu se conformer
à cette clause. En 2011, le Conseil a décidé de refuser toute nouvelle prolongation de
délai, la clause de rachat a été invoquée et la Ville a acquis la propriété.
Le personnel recommande que la parcelle de terrain soit transférée à la SATCO afin
de : a) restaurer sa désignation au Plan officiel à zone d'emplois; b) grever le titre de
clauses limitatives avant vente pour restreindre l'emplacement à son utilisation originale
prévue, soit celle de zone d'emplois; c) s'assurer que tout futur acquéreur ne puisse
modifier la désignation ou le zonage du Plan officiel et ainsi éroder la fonction originale
des parcelles de terrain; d) assurer que les lignes directrices de conception pour le Parc
industriel d'Ottawa sont respectées; et e) attirer les projets d'aménagement/industries
ciblés et stimuler des emplois souhaitables.
BACKGROUND
Kanata West Lands
The Kanata West Owners Group (KWOG) was formed as a landowner’s group to
advance the conceptual planning of 550 hectares (1,360 ac.) of future development land
in accordance with the Official Plan Amendments approved by Council in March of 2003
(ACS2003-DEV-POL-0011). The Kanata West Concept Plan (KWCP) area straddles
Highway 417 around the Canadian Tire Centre extending south to Hazeldean Road,
north along the Carp River to the urban boundary south of Richardson Side Road, in the
Stittsville Ward. The City’s land ownership comprises approximately 30 hectares (73
ac.) which is centred on the 25 hectares (62 ac.) Maple Grove Works Yard and includes
5731 Hazeldean Road. (See Document 1: Kanata West Lands)
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5731 Hazeldean Road
This property of 4.5 hectares (11 ac.), has approximately 140 metres of frontage on
Hazeldean Road. Future commercial development is proposed to the east and west of
the site, with significant growth in retail commercial businesses along this section of
roadway. Poole Creek traverses the northern part of the site, which is also designated
as Urban Natural Area (UNA) 185. A City initiated zoning amendment by the Planning
Department for all properties located along Arterial Mainstreets is expected to rezone
the property to AM7 - Arterial Mainstreet Subzone 7 from the current DR – Development
Reserve Zone. The Arterial Mainstreet zone is intended to accommodate a broad range
of uses including retail, service commercial, offices, residential and institutional uses in
mixed-use buildings or side by side in separate buildings.
1770 Heatherington Road - Former Works Yard
On 23 May 2007, Council approved the long range plan for Facility and Property
Rationalization and Consolidation that included the relocation of the city works yard
facility at 1770 Heatherington Road (ACS2007-PWS-SOP-0003). This action resulted in
the subsequent closure and decommissioning of the works yard located on the subject
site in 2012. The site is approximately 3.2 hectares (8.0 ac.) in size and located near the
intersection of Walkley and Heatherington Roads in the Gloucester-Southgate Ward.
Ongoing environmental analysis identified salt related and petroleum impacts on the
site. On-site remediation is currently in process. Staff will also be applying for a Record
of Site condition for this parcel prior to its sale. The site is presently zoned IG1 - General
Industrial Subzone 1, which permits a wide range of light industrial uses.
3071 Riverside Drive-Former Bayview School
The Ottawa Carleton District School Board (OCDSB) declared the former Bayview
School at 3071 Riverside Drive in River Ward as surplus in 2007. On 28 November
2007, Council directed staff to negotiate acquisition and provide Council with a
redevelopment plan and funding recommendation. Due diligence of the site revealed
underground contamination, and negotiations during the sale of the property resulted in
an agreement that the OCDSB would remediate the site. In addition, the City provided
$435,000 towards the demolition of the existing school building on the site. The City
acquired the 4 hectares (10 ac.) property from the OCDSB for a negotiated purchase
price of $8,090,000 in October 2008 (ACS2007-BTS-RPM-0042). The acquisition was in
part intended to preserve green space consisting of an existing sports field, with the
intent to sell the remainder of the property for mixed density development in support of
the objectives of the Official Plan and to offset the acquisition cost for the property.
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On 9 February 2011, Council approved the acquisition of an adjacent 0.30 hectare (0.64
ac.) parcel of land that would provide improved access to the development area of the
site and increase its overall value for resale (ACS2011-CMR-REP-0009). Acquisition of
the additional parcel was completed on 15 March 2011 for $475,000.
The overall cost to acquire the two parcels of land and fund the demolition work was
$9,000,000.
2500 St. Laurent Boulevard
The subject property is a 1.1615 hectares (2.87 ac.) parcel of vacant land situated in the
Ottawa Business Park at the northwest corner of the intersection of Conroy Road and
St. Laurent Boulevard as shown on Document 5.
In September 1988 the former City of Ottawa sold the subject property to MDS Aero
Support Corporation, In Trust. That sale was subject to several restrictive covenants
which were registered on title. The covenants, in summary, required MDS to construct a
building within a specified timeframe, failing which the property was to revert to the City
of Ottawa. MDS Aero Support Corporation failed to commence construction of a
building in accordance with the covenant, and subsequently sold the subject property to
a subsidiary of Loblaw Properties Limited. New covenants were instituted by the City of
Ottawa as part of this sale, and an extension to the construction period was granted. A
“build or buy-back” covenant was registered on title and required Loblaw’s to build on
the subject lands by June 2006. Over the years, a number of extensions were granted
to this “build by” date.
In 2011, Loblaw Properties indicated that it will not meet the last commence
construction date and requested a further extension. However, Council decided that no
further extensions were to be granted and the “buy-back” clause was invoked and the
City acquired the property (ACS2011-CMR-REP-0032).
During its ownership, Loblaw Properties, applied to change the Official Plan designation
and zoning of the parcel. The Official plan designation was changed from Employment
Area to General Urban Area and the zoning was changed from Industrial Business Park
- IP F(1.0) and Employment Centre - CE[360] to General Commercial - CG13 H[12.0] to
permit the property to be developed with a Loblaws retail food store. City Council did not
support the change and refused to approve the applications, which were subsequently
appealed to the OMB, where Loblaw Properties was successful. Notwithstanding all of
these events, Loblaws was unable to fully execute the terms of the original purchase
including developing the site for uses that it obtained through the OMB decision.
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DISCUSSION
Recommendation 1
Since the City owns 30 hectares of land within the Kanata West Concept Plan (KWCP)
boundaries, the City has been participating in ownership related discussions
surrounding the development of those lands. It is expected that some of the City lands
within the KWCP area will be used to accommodate infrastructure needs for future
development including a stormwater management facility. The approach within the
KWCP area is that any owner, such as the City whose developable land is required for
such infrastructure needs will be reimbursed for such lands. Remaining City owned
lands will be available for future development and the OCLDC will guide that
development and future disposal in the discussions with the Kanata West Owners
Group.
Recommendation 1 is seeking approval for the OCLDC to participate on behalf of the
City in the Kanata West Owners Group meetings to ensure overall future planning and
development opportunities for the City owned development lands are accommodated to
the best extent possible. The ultimate disposition of the City’s lands other than 5731
Hazeldean Road would return to Committee and Council for approval.
Recommendations 2 and 3:
The properties located at 5731 Hazeldean Road, 1770 Heatherington Road, 3071
Riverside Drive and 2500 St. Laurent Drive are proposed to be declared surplus to City
needs and transferred to the OCLDC for future disposal. Upon sale of the properties by
the OCLDC, all proceeds from the sales will be transferred to the City.
The mandate of the OCLDC is to obtain “optimal value” pertaining to both financial and
non-financial community value. Such a mandate is based on the four (4) pillars
approach that emphasizes a concern for financial, social, environmental and cultural
sustainability. By transferring the lands into the OCLDC, the City is able to separate its
land ownership/real estate development role from its planning authority role under the
Municipal and Planning Acts. This transfer of property to the OCLDC will result in the
following additional benefits being achieved:

Conformity of proposed developments with the policies and goals of the Official
Plan and Zoning By-law that cannot be appealed to the Ontario Municipal Board
by a purchaser;
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
Entering into development agreements with third parties that will provide
additional corporate control to ensure City’s objectives are met;


Ability to achieve the highest and best use for the property;
Entering into agreements with purchasers to provide a higher standard of urban
design and promote incorporation of sustainable measures in buildings.
In addition, the OCLDC can be a vehicle to:

Attract targeted development/industries;

Stimulate desirable employment;

Regenerate neighbourhoods;

Advance development opportunities, using a proactive approach from funds from
the sale of strategic parcels or using Provincial funding; and

Generate a higher rate of return from sale of lands when sites are rezoned before
being offered for sale.
5731 Hazeldean Road
For the site on Hazeldean Road, the OCLDC will work with the City’s Zoning team to
ensure that the AM7 – Arterial Mainstreet Subzone 7 to be placed on the site is
compatible with the surrounding commercial developments. The OCLDC will continue to
monitor abutting developments and work with the owners to ensure that joint access
and mutually beneficial agreements are pursued to protect the development of the City
parcel.
A site visit with staff from the Natural Systems Unit from Planning and Growth
Management was recently completed. The objective of that visit was to identify the
exact limits of UNA 185 and to enhance its protection and the Poole Creek buffer prior
to the disposal of the subject property. This exercise will also facilitate the zoning
amendments that are being undertaken to bring the site into conformity with the Official
Plan policies and development context.
Staff is recommending transfer of this parcel to the OCLDC due to its strategic location
within the KWCP and to ensure protection of the Pool Creek buffer from future
development. These initiatives respond to the financial and environmental pillars of the
OCLDC identified previously in this report.
1770 Heatherington Road
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The subject site is presently zoned IG1 – General Industrial Subzone 1 which permits a
wide range of low to moderate impact light industrial uses. A zoning amendment
application will be filed to amend the zoning from the IG1 to a residential category zone
to accommodate residential development and a community garden. Interest has been
expressed by the local community in operating a community garden in the area and
staff has worked with Councillor Deans’ office to allocate space on this parcel for such a
use. An area of approximately 0.16 hectare will be set aside for the community garden
prior to the sale of the development lands. The exact configuration of the garden site is
yet to be determined, however, the goal will be to create a layout that maximizes the
number of garden plots.
Prior to filing the zoning by-law amendment application, the OCLDC will initiate a
Request for Expressions of Interest (REOI) process that will assist and inform staff in
determining the type of housing product that can be supported by the market and be
compatible with surrounding properties. Information from the REOI process will assist
staff in preparing the zoning by-law amendment and the terms of reference that
accompany a future Request for Offers. Throughout this process, staff will work with the
community and the ward councillor to ensure that the future development is compatible
and complementary to the existing fabric of the neighbourhood.
In addition to the REOI process, the future zoning of the subject site and the appropriate
development for the subject site will be guided by policies in the Official Plan related to
infill development. Specifically:

Section 2.2.2 (14) - Managing Growth within the Urban Area, which encourages
“opportunities for intensification for lands that are no longer viable for the purpose
for which they were intended such as older industrial areas and lands where
records indicate existing contamination due to previous commercial or industrial
use and which can be made suitable for development if cleaned up.

Section 3.6.1 – This section promotes the development of a full range and choice
of housing types to meet the needs of all ages, incomes and life circumstances.
This section of the plan also speaks to the urban design and compatibility of infill
projects, with emphasis on achieving a balance of housing types and tenures,
and ground-oriented multiple housing forms as one means of intensifying within
established low-rise residential communities.
In November 2013, as part of the overall Official Plan review, City Council approved an
Arterial Main Street designation for Walkley Road. This designation is pending
Ministerial approval, however once approved, a zoning by-Law amendment will be used
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to implement this new designation, potentially in 2014. The implementing zoning bylaw
will be confined to lands along Walkley.
Staff is recommending transfer of this parcel to the OCLDC to ensure the development
of the community garden, to complete the environmental remediation of the site and to
encourage appropriate infill residential development of the site. These initiatives will
respond to the social, environmental and financial pillars that drive the OCLDC.
3071 Riverside Drive
The subject property is currently a 4.31 hectare (10.64 ac.) parcel of vacant land
consisting of the main parcel purchased in 2007 and the ancillary parcel purchased in
2011. The Council directive from the November 2007 staff report required staff to report
back with an appropriate redevelopment plan outlining how the main parcel could be
utilized by the City. Potential benefits and opportunities for the City in the acquisition of
this property were identified at the time of purchase as follows:

preserving recreational greenspace through the existing sports field on the site;

selling a portion of the property for development; and

funding a field house, with a portion of the sale proceeds.
The 2007 staff report noted that the developable portion of the lands could be offered
for sale to a developer to create intensification within the Greenbelt in support of the
objectives of the Official Plan and to offset a portion of the acquisition cost for the
property. The highest and best use for development was assumed to be low to medium
density residential uses subject to rezoning and market conditions.
Staff has undertaken a draft redevelopment concept plan that broadly reflected
community input received at two visioning sessions in 2009. The results of those
visioning sessions were reported to City Council and the draft concept plan was
approved by City Council on 9 December 2009 (ACS2009-CMR-REP-0053). From
those visioning sessions, the following principles are identified and addressed in the
concept plan:
 Low-density residential uses (one to two storey single detached, semi-detached
and townhouses) in pockets abutting existing development in the north and south
ends of the site and medium-density residential uses (three to six storey
townhouses, stacked units, and mid-rise condominium apartment dwellings)
and/or institutional use (e.g. retirement home) in a pocket on the interior of the
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site overlooking the sports field and abutting the existing institutional uses to the
east (school) and south (church);
 A buffer area between the existing development and future uses to be
established as a condition of the sale of the residual lands. The buffer will
consist of fencing and/or landscaping features incorporated as part of the future
development and may be rezoned as such; and
 Sustainable Development Measures incorporated into building designs
On 9 December 2009, Council also directed staff to advertise the development portion
of the parcel for sale subject to the above noted development conditions (ACS2009CMR-REP-0053). Approximately 0.79 hectares of the site will be retained by the City to
preserve the existing sports field and a field house will be constructed to support
programming on that field. Staff is recommending that this property be transferred to
the OCLDC to manage the disposal and guide the redevelopment of this parcel. Such
action will respond to the financial, social and environmental pillars that guide the
activities of the OCLDC.
2500 St. Laurent Boulevard
The change in designation of these lands by Loblaw Properties from Employment Area
to General Urban Area contributed to the overall loss of employment land supply that
supports light industrial and research uses as well as high-technology manufacturing
and general office park uses. In August 2008, the City of Ottawa’s Economic
Development Division, in consultation with the Planning and Growth Management
Branch, commissioned a study to inform the City on the viability of its employment land
supply to meet the City’s needs to the year 2031. That study assessed Ottawa’s
employment land supply and identified land constraints and challenges that Ottawa may
have in accommodating future employment growth (ACS2010-ICS-CSS-0006).
Ottawa has lost approximately 35 per cent of its vacant designated employment land
supply since 2001 through conversion to other land uses. The City can and should have
a key role in enhancing the quality of its employment lands to realize a strong diversified
economy. To accommodate potential businesses considering Ottawa as a location, the
City needs to maintain a continuous supply of well located, affordable, zoned and
serviced employment lands. To this end, REPDO staff has been liaising with Planning
and Growth Management staff with respect to 2500 St. Laurent Boulevard to return the
site to its former designation and zoning. An official plan amendment to change the
designation from General Urban Area to Employment Area, which forms part of the
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overall City Official Plan update, was approved by Council in November 2013. Similarly,
a Zoning By-law amendment is currently in process to change the zoning of the parcel
from General Mixed Used Zone – GM [1327] to Business Park Industrial Zone – IP
zone.
Staff is recommending that the parcel be transferred to the OCLDC to:

Market the lands as soon as possible to return the land to its former employment
function

Place a restrictive covenant on title prior to resale prohibiting the use of the lands
for retail purposes as per Council directive

Ensure that any future purchaser is not able to change the OP designation or
zoning and erode the parcels original function

Ensure the Design Guidelines for the Ottawa Business Park are respected

Attract targeted development/industries; and

Stimulate desirable employment.
RURAL IMPLICATIONS
There are no rural implications associated with the recommendations.
CONSULTATION
In accordance with policies approved by City Council on 28 March 2012, the availability
of the properties was circulated to all City Departments including the Housing Branch,
Planning and Infrastructure Parks, Recreation and Culture and City Operations as well
as the Ward Councillors to determine if the properties were required for a City
mandated program. No interest was expressed from any of the above mentioned
groups to retain any of the properties for a City mandated program, including a
comment from Parks and Recreation with respect to the Heatherington Road parcel,
who indicated that the development of additional parkland in the Heatherington area has
not been identified as a high priority and they have no objections to declaring the lot at
1770 Heatherington as surplus.
HOUSING FIRST POLICY
Section 2.5.2 of the Official plan directs the City to make land available for affordable
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housing and give priority for the sale or lease of surplus City-owned property for this
purpose.
The Housing First Policy approved by Council on 13 July 2005, establishes priority
consideration to the Housing Branch in the identification of potentially surplus Cityowned property, to be used in achieving the City’s affordable housing program targets.
The policy also requires that the Official Plan target of 25% affordable housing, be met
on any City owned property sold for residential development. Where residential
properties are disposed of without a condition requiring a affordable housing
component, 25% of the proceeds from the sale are to be credited to a housing fund to
be used for the development of affordable housing elsewhere in the City.
COMMENTS BY THE WARD COUNCILLOR(S)
Councillors Shad Qadri, Maria McRae, and Diane Deans are aware of the
recommendations in this report.
5731 Hazeldean Road
Councillor Qadri concurs with the recommendations in this report related to the abovenoted parcel. In addition, Councillor Qadri offered the following comment, “I had concern
with the Poole Creek Corridor which Staff have satisfied by increasing the buffer along
that corridor. I concur with the sale of this piece of land”.
Additional comments from Councillor Deans with respect to 1770 Heatherington Road
and 2500 St. Laurent Boulevard are contained below.
1770 Heatherington Road
The Albion-Heatherington & Fairlea community is 37.54 hectares in size and has a
population of 4,833 people according to 2011 Census data. The community was
developed with a high percentage of subsidized /social housing units and there are
virtually no single family homes in this area. The community is densely populated with
128.7 persons/net residential hectare which is 1.5 times the City average of 84.9
persons/net per residential hectare. There are 60.4 units/ net residential hectare which
is 1.7 times higher than the City average of 34.9 units/net residential hectare. Many of
these units are apartments with no greenspace and many of the existing homes do not
have amenity space for personal use.
The City’s Official Plan sets a target of 4.0 hectares of total greenspace for every 1000
residents. Unfortunately, the total greenspace for the Albion-Heatherington & Fairlea
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community is only at 1.0 hectare per 1000 people (5.65 ha/4,833 people), significantly
below the City target for urban areas.
As you have seen from the Census data above, community density is much higher than
the City average and the greenspace is much lower than the City targets.
Furthermore, the recent Council adopted Amendment to the Official Plan has redesignated Walkley Road (from Heron Road to Bank St) as an Arterial Mainstreet. This
designation will invite further densification in the future as per City of Ottawa policies
which could include population increases and building heights of up to 9 storeys. We
have not had a discussion with the community about current overall neighbourhood
needs and future predicted impacts of growth on the community as a result of the new
Arterial Mainstreet designation for Walkley Road.
The Albion/Heatherington & Fairlea community is happy with the concept and inclusion
of a community garden on this site. However, at this time, I disagree with the City
transferring these lands to the OCLDC. I would like to see the land remain pending the
outcome of the Walkley Road Zoning Review and a community visioning exercise for
the property at 1770 Heatherington Road.
2500 St. Laurent Boulevard
“When Council considered this matter on December 14, 2011, the following motion was
carried:
WHEREAS the lands at 2500 St. Laurent form part of the Ottawa Business Park; and
WHEREAS, should the lands be reacquired by the City, as Business Park lands they
should be utilized for employment purposes;
THEREFORE BE IT RESOLVED that should the City reacquire the lands at 2500 St.
Laurent, that prior to the resale of the lands a restrictive covenant be imposed
prohibiting the use of the lands for retail purposes.
There is thus a Council directive to place a restrictive covenant on title. I offer the
following clause:
“That the lands shall not be used for retail purposes, as either a principal use or as an
accessory use in support of a retail use.”
This covenant would be in addition to any clauses that staff would generally insert in
respect of employment lands.
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Councillor McRae offered the following comments on 3071 Riverside Drive:
3071 Riverside Drive
In 2007, the Ottawa-Carleton District School Board declared the property at 3071
Riverside Drive (Bayview School) surplus to the Board’s needs and circulated the first
right of refusal to acquire the property to the City under Regulation 445/06 of the
Education Act. Councillor McRae worked closely with staff and the Community to
facilitate the City’s purchase of land in order to protect and maintain public green space
for community use. Subsequent to the City acquiring the land, Councillor McRae held a
Community-Visioning Workshop on May 19, 2009 and a Public Open House on
September 10, 2009, wherein residents were invited to provide feedback on local
community needs and uses for the property. Based on the Community’s input staff
developed a Concept Plan and made the following recommendation both of which were
subsequently approved by Council:

Redevelopment to allow for low-density residential uses (one to two storey single
detached and semi-detached and townhouses) and/or institutional use (e.g.
retirement home).
Councillor McRae is aware of the intent to dispose of the residual property for
redevelopment subject to the conditions that will ensure redevelopment is in accordance
with the Council approved Concept Plan.
LEGAL IMPLICATIONS
There are no legal impediments to the implementation of the recommendations in this
report.
Where future rezonings are identified for the ultimate use of any of the parcels identified
above, such rezoning applications will be independently assessed through the process
under the Planning Act.
RISK MANAGEMENT IMPLICATIONS
There are no risk management implications associated with the recommendations.
FINANCIAL IMPLICATIONS
Approval of the recommendations outlined in this report represents the initial steps in
the disposal of the identified properties. Proceeds generated by the OCLDC will be
transferred back to the City upon completion of the sales.
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ACCESSIBILITY IMPACTS
There are no accessibility implications to implementing the recommendations set out in
this report.
ENVIRONMENTAL IMPLICATIONS
There are environmental implications with respect to implementing the
recommendations set out in this report.
TECHNOLOGY IMPLICATIONS
There are no technology implications associated with this report.
TERM OF COUNCIL PRIORITIES
The OCLDC was incorporated to further the goals and objectives of City Council and its
Strategic Plan. All of the activities of the corporation are guided by the four pillars
approach, which is to ensure that development or value being added to the City’s real
estate assets contributes to the overall financial, social, environmental and cultural
objectives of Council. The recommendations in this report will enable those objectives to
be fulfilled thereby assisting in achieving the goals of the City Strategic Plan as
established by Council.
SUPPORTING DOCUMENTATION
Document 1 - Kanata West Lands Location Map
Document 2 - 5731Hazeldean Road Location Map
Document 3 -1770 Heatherington Road Location Map
Document 4 - 3071 Riverside Drive Location Map
Document 5 - 2500 St. Laurent Boulevard Location Map
DISPOSITION
Following Council’s approval, staff from Real Estate Partnerships and Development
Office and Legal Services Branches will complete the transfer of ownership at the
designated time for each of the development parcels identified. With respect to the
lands within the Kanata West Concept Plan, as no disposals are contemplated at this
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time, staff will bring forward a report in the future when plans have been developed for
these lands and a marketing plan is in place.
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Document 1 – Kanata West Lands Location Map
23
Document 2 – 5731 Hazeldean Road Location Map
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Document 3 – 1770 Heatherington Road Location Map
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Document 4 – 3071 Riverside Drive Location Map
26
Document 5 – 2500 St. Laurent Boulevard – Location Map