Report Template

7. Nepean Woodlots – Land Exchange

BOISÉS DE NEPEAN – ÉCHANGE DE TERRAINS

COMMITTEE RECOMMENDATIONS

That should Council wish to proceed with a land exchange and cash settlement to acquire two woodlands in Chapman Mills, designated Urban Natural Feature in the City’s Official Plan, it is recommended that Council:

1. Declare a parcel of vacant land, consisting of approximately 17.358 ha (42.89 ac), having a value of $7,076,850.00, described as being Part of Lot 13, Concession 2, geographic Township of Nepean, now in the City of Ottawa, as shown on Annex “A” attached, as surplus to the City's needs;

2. Approve the Acquisition of three parcels of vacant land, consisting of approximately 20.96 ha (51.8 ac), described as being Block 437, Plan 4M-1202 as shown on Annex “B” attached, and part of Lots 14 and 15, Concession 2, geographic Township of Nepean now in the City of Ottawa, as shown as Parcels A and B on Annex “C” attached, having a combined value of $9,599,750.00 from South Nepean Development Corporation, in exchange for the land detailed in Recommendation 1, subject to final surveys and any easements that may be required, having a land value of $7,076,850.00 plus the sum of $2,522,900.00, being the difference in value between the lands exchanged in the Agreement;

3. Approve a transfer in the amount of $2,397,600.00 from the Environmental Area Acquisition Reserve fund, to internal order #902418, Area 5 Woodlot Purchase;

4. Waive the Housing First Policy approved by Council on 13 July 2005, which establishes that where viable, residential properties are disposed of without a condition requiring an 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; and

5. As part of the Agreement with South Nepean Development Corporation, that the City shall either i) convey to South Nepean Development Corporation for inclusion in a (future) plan of subdivision, the proposed Longfields Drive abutting the City Lot to the west, shown as Part 4 on a Draft Plan, at no cost to South Nepean Development Corporation, as outlined on Annex “A”, ii) recommend that City Council pass a by-law dedicating and accepting such parcel as a public highway, or iii) execute the Plan of Subdivision dedicating the entire width of that section of Longfields Drive, including Part 4 on the Draft Plan. In any of the above cases, the City also agrees that it shall not charge a road-opening fee of any kind, with respect to this portion of the proposed road.

RECOMMENDATIONS DU COMITÉ

Que, dans l’éventualité que le Conseil décide d’aller de l’avant avec un échange de terrains et le versement d’une somme en argent pour faire l’achat de deux boisés à Chapman Mills, lesquels boisés sont désignés caractéristiques naturelles urbaines dans le Plan officiel de la Ville, il est recommandé que le Conseil:

1. Déclare excédentaire une parcelle de terrain vacant, d’une superficie d’environ 17,358 ha (42,89 acres) et d’une valeur de 7 076 850 $ laquelle fait partie du Lot 13 de la Concession 2 du canton géographique de Nepean qui fait maintenant partie de la Ville d’Ottawa, comme l’indique l’Annexe A ci-jointe;

2. Approuve l’acquisition de trois parcelles de terrain vacant d’une valeur de 9 599 750 $ et d’une superficie d’environ 20,96 ha (51,8 acres), lesquelles font partie du Bloc 437 du Plan 4M-1202, comme l’indique l’Annexe B ci-joint, et des Lots 14 et 15 de la Concession 2 du canton géographique de Nepean qui fait maintenant partie de la Ville d’Ottawa, et qui sont identifiées comme étant les parcelles A et B dans l’Annexe C ci-jointe, qui seraient obtenues de la South Nepean Development Corporation en échange du terrain décrit dans la Recommandation 1, sous réserve de la réalisation des arpentages et des servitudes nécessaires, d’une valeur de 7 076 850 $ et du versement d’une somme 2 522 900 $, soit la différence dans la valeur des terrains échangés en vertu de l’entente;

3. Approuve le transfert d’une somme de 2 397 600 $ du Fonds de réserve pour l’acquisition de ressources environnementales à l’ordre d’achat interne 902418 – Achat de boisés du Secteur 5;

4. Renonce à l’application de la Politique de priorité au logement adoptée par le Conseil le 13 juillet 2005 qui stipule que, là où la Ville se débarrasse de terrains résidentiels viables sans exiger qu’on y construise des logements à prix abordable, 25 % du produit de vente doit être versé à un fonds qui servira à la construction de logements à prix abordable dans d’autres secteurs de la Ville;

5. Demande à la Ville, dans le cadre de l’entente avec la South Nepean Development Corporation, de i) transmettre à la South Nepean Development Corporation aux fins d’inclusion dans un (futur) plan de lotissement, le plan proposé de la promenade Longfields qui jouxte le lot de la Ville à l’ouest, lequel Lot est décrit comme la Partie 4 du projet de plan, sans qu’il n’en coûte rien à la South Nepean Development Corporation, ainsi que cela est précisé dans l’Annexe A, de ii) recommander au Conseil d’adopter un règlement qui affecte la dite parcelle aux fins de la construction d’une voie publique et de iii) réaliser le plan de lotissement qui prévoit l’utilisation de l’étendue entière de cette section de la promenade Longfields, y compris la Partie 4 du projet de plan. Dans toutes les situations susmentionnées, la Ville accepte de n’exiger aucuns frais, quels qu’ils soient, pour l’ouverture de cette section du chemin proposé.

DOCUMENTATION

1. Chief Corporate Services Officer’s report dated 6 October 2006
(ACS2006-CRS-RPM-0061).

2. Extract of Draft Minute, 17 October 2006 to be distributed prior to Council.

Report to/Rapport au :

Corporate Services and Economic Development Committee

Comité des services organisationnels et du développement économique

and Council / et au Conseil

06 October 2006 / le 06 octobre 2006

Submitted by/Soumis par : Greg Geddes, Chief Corporate Services Officer/

Chef des Services généraux

and / et

John L. Moser, Acting Deputy City Manager/Directeur municipal adjoint par intérim,

Planning and Growth Management/ Urbanisme et Gestion de la croissance

Contact Person/Personne ressource : Gordon MacNair, Acting Manager, Real Estate Services

Real Property Asset Management/Gestionnaire par intérim, Services immobiliers, Gestion des biens immobiliers

(613) 580-2424 x 21217, Gordon.Macnair@ottawa.ca

Bell South Nepean / Bell Sud Nepean

Ref N°: ACS2006–CRS-RPM-0061

SUBJECT:	Nepean Woodlots – Land Exchange

OBJET :	BOISÉS DE NEPEAN – ÉCHANGE DE TERRAINS

REPORT RECOMMENDATION

That the Corporate Services and Economic Development Committee recommend Council:

3. Approve a transfer in the amount of $2,397,600.00 from the Environmental Area Acquisition Reserve fund, to internal order #902418, Area 5 Woodlot Purchase;

RECOMMANDATION DU RAPPORT

Que le Comité des services organisationnels et du développement économique recommande que le Conseil :

BACKGROUND

The City of Ottawa's Official Plan designates natural areas in the rural and urban area, that have high environmental value and that are intended for conservation purposes. It is the intention of natural environment areas policies, to preserve significant natural features and associated ecological functions for the long term. Urban Natural Features provide a valuable contribution to biodiversity and wildlife habitat in the urban area, and are enjoyed by residents and are designated on Schedule B of the Official Plan. The two woodlands that are the subject of this report, are located in the former City of Nepean and are designated Urban Natural Feature in the City's Official Plan. Both parcels are currently under private ownership.

Both of the subject woodlands were recently examined and evaluated through the Council approved Urban Natural Features Environmental Evaluation Study (March 2005 and 2006).

The Urban Natural Features Environmental Evaluation Study (UNAEES) assessed the relative environmental value of the remaining 192 natural areas in the urban area. The subject woodlands identified as Chapman Mills - West Woodlot (UNA#60) and Chapman Mills - East Woodlot (UNA #61), in the UNAEES, received an overall rating of Moderate environmental value, confirming their local environmental significance. These woodlands are also included in the Council approved Greenspace Master Plan (June 2006) and are a component of the City's natural lands inventory and connected Greenspace Network. The two woodlands are owned by a private owner: South Nepean Development Corporation (SNDC). In keeping with the policies of the 2003 Official Plan, as amended where land designated Urban Natural Feature is in private ownership, the City will acquire the land when requested to do so by the owner. This is necessary to protect the sites from development.

DISCUSSION

At the request of the Planning and Growth Management Services Department, Environmental Sustainability Division, negotiations with the property owner were undertaken to acquire the aforementioned woodlands. The subject properties are within the bounds of the Chapman Mills area of South Nepean.

The first SNDC property, referred to as the Maple Woodlot, consists of 12.1 ha (29.9 ac), is zoned Conservation and is described as being Block 437, on Plan 4M-1202, as shown on Annex B. The Maple Woodlot is a mature, upland deciduous Sugar Maple forest, with an exceptional tall forest canopy. It has high native biodiversity and is the only urban woodlot on drumlinized till deposit, in urban Ottawa. Although the land is zoned for Conservation, it is anticipated that a favourable decision from the Ontario Municipal Board (OMB), would allow a residential subdivision to proceed on the lands. Two independent appraisals were completed on this property, which determined the highest and best use of the property to be residential development, with a development horizon of one (1) year. The reconciled value from the two appraisals resulted in an agreed to price of $494,000.00 per ha ($200,000.00 per ac), for this parcel. Therefore, the estimated market value for this property is $ 5,978,000.00.

The second and third SNDC properties referred to as the Cedar Woodlot, are actually one site, bisected by a proposed collector road, that consists of a combined area of 8.9 ha (21.9 ac) shown as Parcel A and Parcel B on Annex "C". The Cedar Woodlot consists of a low coniferous upland forest, with minor wetland and hardwood elements. It supports populations of common native flora and fauna. Protection of these two woodlands is consistent with the City's Official Plan, Greenspace Master Plan, Environmental Strategy and draft Urban Natural Features Strategy. The land is zoned for Conservation, however it is anticipated that a favourable decision from the OMB would allow a residential subdivision to proceed on the lands. Two independent appraisals were completed, which determined the highest and best use of the property to be residential development, with a development horizon of one (1) to two (2) years. Negotiations with the owner resulted in a reconciled value of $408,000.00 per ha ($165,000.00 per ac), for this parcel. Therefore, the estimated market value for this property is $3,621,750.00.

As part of the Acquisition strategy to acquire the various woodlots owned by SNDC, staff is proposing a land exchange involving a City-owned parcel of vacant land within Chapman Mills. The City parcel, shown on Annex "A", consists of 17.36 ha (42.89 ac), zoned Future Growth and is located north east of the Jockvale Road/Bren-Maur Road intersection. The City Lot is part of a larger City-owned parcel of land, delineated by the centerline of the future arterial Longfields Drive. The property is cleared land, improved with a single-family dwelling and farm outbuildings, leased respectively to one residential tenant and to an area farmer for agricultural use. Two independent appraisals were completed, which determined the highest and best use of the property to be residential development, with a development horizon of one (1) to two (2) years. This resulted in a reconciled value of $408,000.00 per ha ($165,000.00 per ac). The indicated market value for the City-owned parcel is $7,076,850.00. As part of this Agreement, the City shall either i) convey to SNDC for inclusion in a (future) plan of subdivision, the proposed Longfields Drive abutting the City Lot to the west, shown as Part 4 on a Draft Plan at no cost to SNDC, ii) recommend that City Council pass a by-law dedicating and accepting such a parcel as a public highway, or iii) execute the Plan of Subdivision dedicating the entire width of that section of Longfields Drive, including Part 4 on the Draft Plan. In any of the above cases, the City also agrees that it shall not charge a road-opening fee of any kind, with respect to this portion of the proposed road.

The value for the various subject parcels can be summarized as follows:

Maple Woodlot (SNDC)	29.9 ac	$200,000.00/ac	$ 5,978,000.00
Cedar Woodlot (SNDC)	21.9 ac	$165,000.00/ac	$3,621,750.00
Total for SNDC	51.8 ac		$9,599,750.00
City Owned Parcel	42.89 ac	$165,000.00/ac	$7,076,850.00
Difference			$2,522,900.00

The funding for the difference of $2,522,900.00 is outlined under the Financial Implications of this report.

It should be noted that the closing date for the two woodlots, is proposed 130 days after the date of acceptance. Whereas the proposed closing date for the City-owned lands is 3 years from the date of acceptance, or such other date as may be mutually agreed upon. SNDC has requested the deferred closing as a condition of this Agreement.

ENVIRONMENTAL IMPLICATIONS

The City lot recommended to be transferred to SNDC, does not involve any identified natural environment or greenspace lands. The proposed lands to be acquired contain two woodlots that are designated as Urban Natural Features. Urban Natural Features are recognized areas of importance in the urban landscape. They contribute significantly to public health, community enjoyment, and property values. They provide remnant areas of natural vegetation and habitat in the urban area, that residents can enjoy and value. Securement of these woodlands in City ownership is consistent with the City's Official Plan, the Environmental Strategy, and the Greenspace Master Plan. The woodlands form part of the Greenspace Network, serving both a community and broader City-wide environmental role and function.

In the Greenspace Appeals report to Planning and Environment Committee on 24 May 2005, City staff presented proposed policy modifications to the Official Plan, in regards to the acquisition of land in the Natural Environment Area, Urban Natural Features and the Major Open Space designations. In carrying the recommendation on 8 June 2005, Council agreed to secure lands in the Urban Natural Features designation, through acquisition if necessary. In keeping with the Official Plan policy, staff is recommending that Council approve the Acquisition of these two Urban Natural Features, being the Maple Woodlot and the Cedar Woodlot, by a combination of land exchange and monetary consideration, as detailed in Recommendations 1, 2 and 3 of this report. Protection of these properties is consistent with Ottawa 20/20 guiding principles of: 1) A Green and Environmentally-Sensitive City; 2) A City of Distinct, Liveable Communities; 3) A Responsible and Responsive City; and 4) A Healthy and Active City.

Both the City and SNDC will obtain a Phase I ESA, as part of their due diligence process.

CONSULTATION

The Planning and Growth Management Services Department, Development Approvals Division, have been consulted with respect to the Agreement and the planning issues attached thereto. In addition, the Environmental Sustainability Division was consulted with respect to the environmental evaluation of the subject properties, the City's Official Plan, the Environmental Strategy and the Greenspace Master Plan.

In accordance with policies approved by City Council on 14 November 2001, the availability of the City-owned property recommended for transfer, was circulated to all client City Departments, including the Housing Branch, Public Works and Services and Planning and Growth Management Services, to determine if the parcel should be retained for a City mandated program. External Agencies and Utility companies were also circulated.

The following Advisory Committees have been circulated:

Local Architectural Conservation Advisory Committee

Ottawa Forests and Greenspace Advisory Committee

Environmental Advisory Committee

Parks and Recreation Advisory Committee

Roads and Cycling Advisory Committee

Rural Issues Advisory Committee

Arts, Heritage and Culture Advisory Committee

Pedestrian and Transit Advisory Committee

Circulation comments have not been received at the time of writing this report, however any objections to the disposal of this property received through the circulation process, will be reported to Corporate Services and Economic Development Committee, when this report is considered.

The ward Councillor has been made aware of the land exchange and supports staff‘s recommendations.

HOUSING FIRST POLICY

The Official Plan policy directs that the City make land available for affordable 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 City-owned 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 viable, residential properties are disposed of without a condition requiring an 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.

Since the land exchange does not result in revenue being generated to the City and the purchaser was not agreeable to meeting the Official Plan target of 25% for affordable housing, it is recommended that the Housing First Policy be waived as outlined in Recommendation 4 of this report.

FINANCIAL IMPLICATIONS

The total value of the SNDC lands to be conveyed to the City is $9,599,750.00. The total value of the City lands to be conveyed to SNDC is $7,076,850.00, an amount that will be credited to the Surplus Lands account. A cash payment of $2,522,900.00 to make up the difference will be paid to SNDC, on the City closing date. In addition, the value of the land acquired by the City is subject to Land Transfer Tax, estimated at $134,000.00, for a revised total amount payable of $2,656,900.00.

Funds in the amount of $259,300.00 are available in internal order #902418, Area 5 Woodlot Purchase. In order to complete this transaction, funds in the amount of $2,397,600.00, are requested for transfer from the Environmental Area Acquisition Reserve fund, to internal order #902418.

SUPPORTING DOCUMENTATION

Attached as Annex “A”, is a sketch showing the City property, Annex "B" showing the Maple Woodlot and Annex "C" showing the Cedar Woodlot, being the properties proposed for exchange.

DISPOSITION

Following approval, Real Property Asset Management and Legal Services Branches to finalize this transaction. Surveys and Mapping to complete a survey of City lands, to be conveyed to SNDC.