DOCUMENT 1: South Urban Community – Nepean Area S-3 Storm Water Development Charge Benefiting Area
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1.
LONGFIELDS DRIVE LAND AND CONSTRUCTION, SOUTHWEST
TRANSITWAY LAND AND CONSTRUCTION AND NEPEAN SOUTH STORMWATER PONDS TERRAINS ET CONSTRUCTION DE LA PROMENADE
LONGFIELDS, TERRAINS ET CONSTRUCTION DU TRANSITWAY DIRECTION SUD-OUEST ET
ÉTANGS D’EAUX PLUVIALES DE NEPEAN SUD |
Committee recommendations
That Council approve that:
1. The
City Clerk and Solicitor be directed to seek a modification to By-law 2009-219
to provide for the exclusion of the area highlighted on Document 1 to this
report.
2. The
City reimburse South Nepean Development Corporation (“SNDC”) the cost incurred
by SNDC for the Chapman Mills Stormwater Pond and associated works to date,
such amounts estimated to be $3,178,577.
3. The
City further reimburse SNDC in respect of lands owned by the City in the Nepean
South Stormwater Area on the basis of the development charges imposed by
2009-219 in respect of completed works for the Chapman Mills Pond and
development charge eligible trunk stormwater facilities such reimbursement
estimated to be $1.4 million and to occur at the earlier of:
a. The sale of such lands by the City; and
b. The development of such lands.
4. A front-ending
agreement with SNDC for the balance of the works, such agreement to be in a
form satisfactory to the General Manager, Planning and Growth Management and
the City Clerk and Solicitor and to include reimbursement to the City for
SNDC’s share of the transitway storm sewer works, be finalized and executed.
5. The
City, subject to satisfactory evidence of costs incurred, reimburse SNDC:
a. An amount not to exceed $600,000 in respect of the construction of
Longfields between Markplace Boulevard and Strandherd Drive;
b. $181,815 in respect of the environmental assessment for Longfields
from Strandherd Drive to the Jock River.
6. That in return for
the remaining portion of Longfields Drive and lands for the South-West
Transitway and supporting easements for the South-West Transitway. the lands
required for the remaining part of the Chapman Mills pond shall be made
available to SNDC for $1
7. The
provisions of the Notice By-law with respect to notice of budget amendments be
waived.
RecommandationS DU Comité
Que
le Conseil approuve les mesures suivantes :
1. Que le greffier municipal et avocat de
la Ville soit mandaté pour entamer les procédures d’amendements du Règlement
municipal 2009-219 visant l’exclusion de la zone mise en évidence dans le
Document 1 de ce rapport.
2. Que la Ville rembourse à la South
Nepean Development Corporation (SNDC) les frais assumés par la SNDC pour les
travaux réalisés à ce jour sur l’étang d’eaux pluviales de Chapman Mills et les
travaux connexes, cette somme étant estimée à 3 178 577 $.
3. Que la Ville rembourse également à la
SNDC les montants déboursés en redevances d’aménagement relatives au règlement
2009-219 pour des travaux achevés sur l’étang de Chapman Mills dans de la zone
d’eaux pluviales de Nepean Sud située sur des terrains appartenant à la Ville,
ainsi que les redevances d’aménagement admissibles relatives aux puits de
dérive et bassins d’eaux pluviales (and development charges eligible trunk
tormwater facilities), cette somme étant estimée à 1,4 M$ et devant être
remboursée lors :
a. de la vente de ces terrains par la Ville
b.
ou de
l’aménagement desdits terrains
dépendamment
de l’évènement qui se déroulera en premier.
4. Qu’une entente préliminaire intervienne
avec la SNDC et soit mise en œuvre pour le reste des travaux, cette entente
devant satisfaire les exigences du directeur général, Urbanisme et Gestion de
la croissance, et du greffier municipal et avocat de la Ville, et devant
inclure le remboursement à la Ville de la part de la SNDC pour les travaux
d’égouts pluviaux du Transitway.
5. Que la Ville, moyennant une preuve
satisfaisante relative aux frais assumés, rembourse à la SNDC :
a. une somme n’excédant pas 600 000 $ pour la
construction de la promenade Longfields entre le boulevard Markplace et la
promenade Strandherd
b. une somme de 181 815 $ pour l’étude
environnementale portant sur la section de la promenade Longfields entre la
promenade Strandherd et la rivière Jock.
6. Qu’en compensation pour le tronçon
restant de la promenade Longfields et des terrains pour le Transitway direction
sud-ouest et des servitudes afférentes, les terrains requis pour la portion
restante de l’étang de Chapman Mills soient cédés à la SNDC pour la somme d’un
dollar.
7. Que les dispositions du Règlement
relatif aux avis en ce qui concerne l’avis d’amendements au budget soient
suspendues.
Documentation
1.
City
Clerk and Solicitor’s report dated 21 September 2009 (ACS2009-CMR-LEG-0023).
Planning
and Environment Committee
Comité de l;urbanisme et de l’environnement
and Council / et au Conseil
21 September 2009/le 21 septembre
2009
Submitted by/Soumis par : M. Rick O'Connor, City Clerk and
Solicitor/Greffier et Chef du contentieux
Contact Person/Personne ressource : Timothy Marc, Senior Legal Counsel
Legal
Services/Services juridiques
(613)
580-2424 x21444, timothy.marc@ottawa.ca
1.
The City Clerk and Solicitor be directed to seek a modification to
By-law 2009-219 to provide for the exclusion of the area highlighted on
Document 1 to this report.
2.
The City reimburse South Nepean Development Corporation (“SNDC”) the
cost incurred by SNDC for the Chapman Mills Stormwater Pond and associated
works to date, such amounts estimated to be $3,178,577.
3.
The City further reimburse SNDC in respect of lands owned by the
City in the Nepean South Stormwater Area on the basis of the development
charges imposed by 2009-219 in respect of completed works for the Chapman Mills
Pond and development charge eligible trunk stormwater facilities such
reimbursement estimated to be $1.4 million and to occur at the earlier of:
a.
The sale of such lands by the City; and
b.
The development of such lands.
4.
A front-ending agreement with SNDC for the balance of the works,
such agreement to be in a form satisfactory to the General Manager, Planning
and Growth Management and the City Clerk and Solicitor and to include
reimbursement to the City for SNDC’s share of the transitway storm sewer works,
be finalized and executed.
5.
The City, subject to satisfactory evidence of costs incurred,
reimburse SNDC:
a.
An amount not to exceed $600,000 in respect of the construction of
Longfields between Markplace Boulevard and Strandherd Drive;
b.
$181,815 in respect of the environmental assessment for Longfields
from Strandherd Drive to the Jock River.
6.
That in return for the remaining portion of Longfields Drive and
lands for the South-West Transitway and supporting easements for the South-West
Transitway. the lands required for the remaining part of the Chapman Mills pond
shall be made available to SNDC for $1
7.
The provisions of the Notice By-law with respect to notice of budget
amendments be waived.
Le comité de
l’Urbanisme et de l’Environnement recommande au Conseil d’approuver les mesures
suivantes :
1. Que le greffier municipal et avocat de la Ville
soit mandaté pour entamer les procédures d’amendements du Règlement municipal
2009-219 visant l’exclusion de la zone mise en évidence dans le Document 1 de
ce rapport.
2. Que la Ville rembourse à la South Nepean
Development Corporation (SNDC) les frais assumés par la SNDC pour les travaux
réalisés à ce jour sur l’étang d’eaux pluviales de Chapman Mills et les travaux
connexes, cette somme étant estimée à 3 178 577 $.
3. Que la Ville rembourse également à la SNDC les
montants déboursés en redevances d’aménagement relatives au règlement 2009-219
pour des travaux achevés sur l’étang de Chapman Mills dans de la zone d’eaux
pluviales de Nepean Sud située sur des terrains appartenant à la Ville, ainsi
que les redevances d’aménagement admissibles relatives aux puits de dérive et
bassins d’eaux pluviales (and development charges eligible trunk tormwater
facilities), cette somme étant estimée à 1,4 M$ et devant être remboursée
lors :
a.
de la vente
de ces terrains par la Ville
b.
ou de
l’aménagement desdits terrains dépendamment de l’évènement qui se déroulera en
premier.
4. Qu’une entente préliminaire intervienne avec la
SNDC et soit mise en œuvre pour le reste des travaux, cette entente devant
satisfaire les exigences du directeur général, Urbanisme et Gestion de la
croissance, et du greffier municipal et avocat de la Ville, et devant inclure
le remboursement à la Ville de la part de la SNDC pour les travaux d’égouts pluviaux
du Transitway.
5. Que la Ville, moyennant une preuve satisfaisante
relative aux frais assumés, rembourse à la SNDC :
a.
une somme
n’excédant pas 600 000 $ pour la construction de la promenade
Longfields entre le boulevard Markplace et la promenade Strandherd
b.
une somme de
181 815 $ pour l’étude environnementale portant sur la section de la
promenade Longfields entre la promenade Strandherd et la rivière Jock.
6. Qu’en compensation pour le tronçon restant de la
promenade Longfields et des terrains pour le Transitway direction sud-ouest et
des servitudes afférentes, les terrains requis pour la portion restante de
l’étang de Chapman Mills soient cédés à la SNDC pour la somme d’un dollar.
7. Que les dispositions du Règlement relatif aux
avis en ce qui concerne l’avis d’amendements au budget soient suspendues.
Longfields Drive
Due to the rapid expansion of development in the Barrhaven community, there has been increasing pressure on the existing roadway network. The proposed new link, Longfields-Jockvale Extension, is intended to service the new developments in Barrhaven South by providing a north south link to the southern limits of the community. The new link will also provide an alternative north south link that will alleviate volume on the existing high capacity arterials (Greenbank, Prince of Wales, Woodroffe, and Strandherd) and allow them to operate in the manner they were intended.
Specifically the objective of Phase 1 of the Longfields Drive project is to extend the existing 4 lane arterial from Market Place to Paul Metivier Drive starting in the 2009 construction season. A temporary connection will be constructed, transitioning from the 4 lanes at Paul Metivier to the existing two lane Jockvale Road, north of the Jock River. A portion of where Longfields is to be located is on land owned by SNDC.
Phase 2 of this project will involve the design and construction of the first of two, new 2 lane bridges complete with sidewalk and bicycle lanes. The first bridge will be located to the west of the existing Jockvale Road Bridge. Jockvale Road will be realigned to west to accommodate the new structure. This new bridge will improve pedestrian and cycling movements to and from the new residential communities south of the Jock River. Currently the communities south of the Jock River are crossing an existing structure that has no provision for pedestrian or cycling movements. This work will form part of the ultimate four laning of Jockvale Road south to Prince of Wales Drive.
The detailed
design of this project will follow the recommended plans identified in the
“Jockvale-Longfields Arterial Road Link – Environmental Assessment Study’ dated
June 2006 and the Jockvale Road Environmental Assessment Study (Jock River to
Prince of Wales Drive) dated January 2009.
As SNDC was moving forward with development in the area, SNDC was
requested to complete this environmental assessment, subject to contribution
from development charges.
SNDC constructed Longfields to four lanes from
Standherd Drive to Market Place Boulevard as part of the approval of a plan of
subdivision. As Longfields is an
arterial road, this work was eligible for funding from development
charges. The amount eligible for
reimbursement is estimated to be $590,077.
The Southwest Transitway Extension, a $52.6 million investment, has been
designed to respond to growth pressures related to development in the Barrhaven
area. The boundary of the project includes Fallowfield Road in the north to
Jockvale Road in the south. The construction will take place in two stages. The
first stage of construction, contracted out to Karson Konstruction, has
commenced and will be completed by March 31, 2011.
Stage 1 includes a new transitway from Oriska Way to Berrigan Drive, the
new Longfields Transit Station and a grade separated crossing for a future
Highbury Park Drive. This stage will connect the Fallowfield Transit Station to
the Strandherd Transit Station.
Stage 2 includes a new transitway from Strandherd Station, under a new
grade separated structure at Strandherd Drive, through Chapman Mills
Marketplace and a new Marketplace Transit Station, connecting to Jockvale
Road. Specifically, it also includes a
new stormwater collector sewer that provides drainage for the new grade
separated crossing at Strandherd Drive, south along the transitway corridor and
connecting to an existing storm trunk on Longfields Drive. This collector sewer's alignment goes
through SNDC’s property and an easement must be obtained so that the sewer
works can be constructed this fall prior to beginning the Stage 2 transitway
construction. A consent to enter has
been granted by SNDC, pending consideration of this report, to permit work to
begin.
In order to proceed with both the Longfields Drive and the stormwater drainage works for the South-West Transitway, as noted above land and an easement were required from SNDC. SNDC was prepared to entertain conveying and granting the required interests in land to the City but also wanted at the same time to resolve stormwater development charge issues with the City with respect to their lands in the south Nepean area and the Chapman Mills stormwater pond and associated trunk storm sewer works.
SNDC has taken the position that as this pond serves primarily lands owned by them the pond should be removed from the Nepean – South Urban Centre stormwater area (Area S-3). SNDC has appealed the adoption of the relevant stormwater development charge by-law (2009-219) to the Ontario Municipal Board. SNDC has also raised the question of the extent to which certain of the capital stormwater works in the Nepean South area constitute a benefit to existing development.
By-law 2009-219 as adopted includes four stormwater facilities and associated works within the Nepean South area, these being:
a) O’Keefe Stormwater Pond
b) Foster Stormwater Pond
c) Kennedy Burnett Stormwater Pond
d) Chapman Mills Stormwater Pond
The Kennedy Burnett Storm Water Management (SWM) Facility and the Foster
SWM Facility are two of the oldest SWM facilities in former Nepean, the Kennedy
Burnett having been constructed in the early 1970's. These two wet ponds were designed and constructed to the standard
of the day, which is considerably less stringent than today's standards with
regard to protecting water quality in the receiving streams. Although both ponds received Certificates of
Approval from the Ministry of the Environment (MoE), the MoE has made it clear
that no further development is to be directed to these facilities going
forward. As neither of the existing
pond designs can be reasonably expanded to meet the requirements of today's
criteria, both ponds require a full reconstruction in new locations. The existing Foster pond would then be
converted to fish habitat to address compensation requirements for the
Barrhaven South CDP, and the existing Kennedy Burnett would act as a conveyance
channel to the new KB facility.
Most of Barrhaven west of Greenbank Road presently drains to these two
existing facilities. Any reconstruction
would require the ponds to address both the existing development drainage and
the new development drainage. There is
presently no need for the City to reconstruct either facility as they were constructed
to comply with their Certificates of Approval, and there is a very low risk
that the Ministry would ever revoke their approvals for these existing ponds
and require that they be rebuilt using more stringent criteria.
It is also unlikely that the City would initiate reconstruction of these
facilities without the need being brought forward by new development. The benefit of a reconstruction to the City
is primarily the improved quality of storm water discharge to the Jock River,
which is in keeping with the directives of the Official Plan for the protection
and improvement of the natural environment.
While in new development areas costs are apportioned on the basis of the
contributing area and runoff to be generated, based on the fore-going lack of
need on the City's behalf to make any changes to the facilities, it was
determined that the City's portion should be reduced to some 25%-33% of the
cost it would otherwise be required to pay in a new development situation. In accordance with the Council approved
development charge policy, the new Kennedy-Burnett and Foster Ponds will be
built and front-ended by developers as development moves forward. The precise City contribution will be
refined at the time and will be subject to Council approval.
While the City would likely be able in time to acquire Longfields and the land and easements required for the transitway from SNDC at no cost through conditions of development approval, such would be dependent on SNDC moving forward with registration a plan of subdivision for the subject lands. It is planning staff’s understanding that registration of lands adjacent to Longfields will occur in a period from four months from today to as much as two years from now.
As the work for Longfields and the South-West Transitway is required to proceed now, it is therefore the opinion of staff that it is desirable to reach a resolution with SNDC that deals with all issues for their lands in this area. This resolution includes the following:
1. Removal of the Chapman Mills Pond and tributary area (the area highlighted on Document 1) from the Nepean South (Area S-3) stormwater development charge by-law.
2. Payment to SNDC of the costs incurred for the Chapman Mills pond and associated works to date, such costs estimated to be $3,178,577.46.
3. The execution of a front-ending agreement between the City and SNDC to provide for reimbursement of the completed Chapman Mills stormwater pond and associated works and to include reimbursement to the City for SNDC’s share of the transitway storm sewer works.
4. SNDC will be reimbursed on the basis of the development charges imposed by 2009-219 in respect of completed works for the Chapman Mills Pond and development charge eligible trunk stormwater facilities on lands presently owned by the City, such reimbursement being estimated to be $1.4 million and to occur at the earlier of:
a. The sale of such lands by the City; and
b. The development of such lands.
5. The City lands required for the completion of the Chapman Mills Stormwater Pond will be made available to SNDC at no cost.
6. The SNDC lands required by the City for Longfields Drive and for the Southwest Transitway and supporting easements for the Transitway shall be conveyed to the City at no cost, other than any required reference plans.
7. SNDC will be reimbursed for the environmental assessment for Longfields and, in accordance with development charges policy for arterial roads, for a portion of the cost of constructing Longfields between Marketplace Boulevard and Strandherd Drive.
With the removal of the Chapman Mills pond from the Nepean South stormwater area, the question of any benefit to existing development from upgrades to or replacement of the existing ponds will no longer affect SNDC. Nonetheless, having reviewed the concerns raised by SNDC, as discussed above staff are of the view that there is some benefit to existing development from these works being constructed. Staff therefore propose that the City contribute $6.8 million dollars to the cost of the two news ponds adding to the Kennedy Burnett and Foster ponds, such amount falling within the representing the 25-33% contribution discussed above and to be refined as development moves forward. It is anticipated that the contribution will be required during the period for 2010 to 2014.
The stormwater rate for the balance of the Nepean South (S-3) area will remain unchanged from By-law 2009-219, such rate not having been appealed by any person other then SNDC. A summary of the revised financial statements for the Nepean South stormwater area is attached as Document 3 to this report.
The current balance in the Nepean South Stormwater Area that has been collected from the area tributary to the Chapman Mills Stormwater Pond is estimated to be $3,431,057. The value of the work done to date with respect to the pond is presently estimated to be $3,178,577.46. As this amount is less than that collected for the pond, the balance will be distributed to SNDC after a front-ending agreement has been signed and the work upon the pond and associated works has been performed.
The payment by the City for the Longfields Environmental Assessment and the construction of a portion of Longfields is in accordance with current City policy.
The lands required for the South-West Transitway are generally shown on Document 2. The precise boundary of lands required for a grading easement for the transitway are not yet defined and staff will work with SNDC to determine the exact limits. The storm sewer to be constructed in this easement will, in part, provide service to SNDC’s lands at a level that is not covered by development charges. SNDC will therefore be required to reimburse the City for this benefit.
As discussed an environmental assessment was completed by SNDC. This environmental assessment completed the public review period in January, 2009 with no bump-up requests received.
Real estate services will ensure that when the City lands are sold or developed, the required monies are collected to reimburse SNDC for the stormwater amounts due in respect of such lands.
Staff have met with SNDC and their representatives on several occasions in reaching the resolution that has led to this report.
Councillors Harder and Desroches are aware this report is being brought forward.
Funds for reimbursement of the cost of the environmental assessment, $181,815, for Longfields are available from Account 903179.
Funds for reimbursement of the City’s contribution to the cost of Longfields between Marketplace and Strandherd, $590,077, are available from Account 903179
Funds for immediate reimbursement to SNDC for costs incurred in respect of Chapman Mills stormwater pond, $3,431,057, are available from Account 830248
The specifics for the contribution by the City from the sewer rate to the Kennedy Burnett and Foster Ponds will be identified either in a future capital budget or through reports on front-ending agreements.
Legal Services will draft and finalize the agreement with SNDC required by this report. Legal Services will also perform the conveyancing work in respect of the land and easement to be acquired by the City. Finally, Legal Services shall bring a motion to the Ontario Municipal Board to seek to have By-law 2009-219 modified in accordance with this report.
Planning and Growth Management will review the costs incurred by SNDC for the stormwater pond, environmental assessment and Longfields prior to reimbursement.
Infrastructure Services and Realty Services will work with SNDC to finalize the width of the required easements.
DOCUMENT
3
FINANCIAL
SUMMARY-NEPEAN SOUTH STORMWATER AREA
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|
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|
Less |
|
Less |
|
|
Item # |
Project |
Gross Capital Cost |
Grants, repayments,
& other contributions |
Net project costs |
Benefit to existing
development |
Development charge
recoverable |
|
|
|
|
|
|
|
|
|
S3-1 |
O'Keefe SWM Pond & Ditch |
7,795 |
|
7,795 |
0 |
7,795 |
|
S3-2 |
Trunk Storm Sewers tributary to O'Keefe Pond |
11,338 |
6,142 |
5,196 |
0 |
5,196 |
|
S3-3 |
Foster SWM Pond & Ditch |
11,102 |
|
11,102 |
2,366 |
8,736 |
|
S3-4 |
Trunk Storm sewers tributary to Foster Pond |
17,095 |
8,657 |
8,438 |
1,798 |
6,640 |
|
S3-5 |
Kennedy Burnett SWM Pond |
9,019 |
|
9,019 |
1,922 |
7,097 |
|
S3-6 |
Trunk Storm Sewers tributary to Kennedy Burnett Pond |
5,791 |
2,637 |
3,154 |
672 |
2,482 |
|
S3-7 |
Chapman Mills SWM Pond |
0 |
|
0 |
0 |
0 |
|
S3-8 |
Trunk Storm Sewers tributary to Chapman Mills Pond |
0 |
0 |
0 |
0 |
0 |
|
|
|
|
|
|
|
|
|
|
TOTAL |
62,140 |
17,436 |
44,704 |
6,759 |
37,945 |