Report to/Rapport au :
Community and
Protective Services Committee
Comité des services communautaires
et de protection
and Council / et au Conseil
3 September 2009 / le 3 septembre 2009
Submitted by/Soumis par : Kent Kirkpatrick,
City Manager / directeur des
services municipaux
Contact
Person/Personne ressource : Gordon E. MacNair, Director,
Real Estate Partnerships and Development Office /
directeur,
Bureau de développement et de partenariats
immobiliers
(613) 580-2424, x 21217, Gordon.MacNair@ottawa.ca
REPORT RECOMMENDATIONS
That the Community and Protective Services Committee recommend Council approve:
1) The fee simple acquisition of a vacant parcel of land consisting of approximately 9.45 hectares (23.34 acres) owned by Monarch Corporation, described as Part Lot 10, Concession 2, Rideau Front, geographic Township of Nepean, City of Ottawa, shown hatched on the attached Document 1, for the consideration of $4,348,000.00, subject to final survey and adjustments on closing.
2) Providing an option to purchase part of the lands as outlined in Recommendation #1, to the Ottawa Catholic School Board, consisting of approximately 2.4 hectares (6.0 acres), described as Part Lot 10, Concession 2, Rideau Front, geographic Township of Nepean, City of Ottawa, shown on the attached Document 1.
RECOMMANDATIONS DU RAPPORT
Que le Comité
des services communautaires et de protection recommande au Conseil d’approuver :
1)
L’acquisition
en pleine propriété d’un terrain vacant d’une superficie approximative de 9,45
hectares (23,34 acres) appartenant à la société Monarch, décrit comme une
partie du lot 10, concession 2, façade rivière Rideau, canton géographique de
Nepean, ville d’Ottawa, illustré par la partie hachurée du document 1
ci-annexé, moyennant la somme de 4 348 000.00 $, sous réserve de
levé final et de rectifications à la signature.
2) L’octroi
d’une option d’achat pour une partie du terrain décrit à la recommandation 1 au
conseil scolaire catholique (Catholic
School Board), soit une parcelle vacante d’une superficie approximative de
2,4 hectares (6,0 acres), décrite comme une partie du lot 10, concession 2,
façade rivière Rideau, canton géographique de Nepean, ville d’Ottawa, et
illustrée au document 1 ci-annexé.
BACKGROUND
In March 2005
Council approved the Jockvale Golf Community Secondary Plan – Area 13. This area is located west of Jockvale Road,
south of Cambrian Road and contains the westerly nine holes of the
eighteen-hole Stonebridge Golf Course and residential community that is
currently 90% built out. The entire
Jockvale (Stonebridge) Golf Community will have a population of approximately
10,000 people once built out.
Encompassed within
the land use plan is a site identified for future institutional uses. A recreational park and school site were
envisioned. Monarch Corporation
(Monarch) has held these lands in their ownership for many years and are now moving
forward to complete their last remaining development phase in Area 13 of which
the 9.45 hectare (23.34 acre) park/school site forms a part.
In June 2006
Council approved the Barrhaven South Community Design Plan for the lands west
of Greenbank Road and south of the Jock River.
The CDP was created as a framework for the future development of these
lands, fulfilling the policy directions outlined in the City’s Official Plan
and sets out specific objectives for this community. This community will have a population of approximately 20,000
people once built out. As part of this
plan, Parks, Recreation and Cultural Services (Parks and Rec) identified the
need for sportsfields, pools, arenas, community space and additional park
facilities.
In July 2006
Council approved the South Nepean Town Centre Community Design Plan for the
lands south of Strandherd Drive, just west of Greenbank Road, east to the
future alignment of the Jockvale-Longfields link and north of the Jock River. As a town centre, the land uses will be
predominantly mixed-use and higher density residential. A civic complex is envisioned within this
plan but will not be sized suitable for a district recreation complex. The entire South Nepean Town Centre area
will have a population of approximately 20,000 people once built out.
In October 2005
Council approved the Recreation and Cultural Services project listings, which
included the addition of three new city-wide recreation complexes to
accommodate growth. These major
facilities are also captured within applicable development charge studies and
the projects are broken out in the long-range financial plan between land
acquisition and construction.
Construction funding for this new recreation complex is anticipated for
2013.
Parks and Rec staff identified the requirement for a parcel of land with a minimum size of 5.6 hectares (14 acres). This site area includes the area required to accommodate the city-wide complex itself, parking, landscaping and sportsfield components that are typically integrated within a major recreation complex. In addition, there is a requirement for a one-acre neighbourhood park element to be integrated with this parcel.
In March 2008 staff created a working group to identify potential sites for the future recreation complex and quickly identified the Monarch site as the preferred site.
Concurrently, Fire Services was finalizing its Fire Station Location Study that Council approved in October 2008. A station in Barrhaven South was identified as one of the three site locations to be built in the first phase. Ideally, Fire Services requires a minimum two-acre site as close to Greenbank Road and Cambrian Road as possible.
Staff from the Parks and Rec and the Fire Services Branch met with staff from the Real Estate Partnerships and Development Branch and the Ottawa Catholic School Board (School Board) to explore the feasibility of a consolidated development on the 9.45 hectare (23.34 acre) development site. A concept plan was developed that will provide an integrated “campus” consolidation that will form the basis of a site plan moving forward. Site elements will include a city-wide recreation complex, two sportsfields, neighbourhood park, an urban fire station, an elementary school and a storm water attenuation pond. Further public consultation will refine the site elements.
DISCUSSION
The 9.45 hectare (23.34 acre) site owned by Monarch is located at the southeast corner of Cambrian Road and Greenbank Road and is shown hatched on Document 1. The lands are designated as General Urban Area in the City’s Official Plan and identified as Institutional in the Jockvale Golf Community Secondary Plan – Area 13. The site is rectangular in shape and is currently zoned Development Residential Reserve, however a re-zoning application has been forwarded by Monarch to re-zone the lands to Institutional. The site is well situated south of the Jock River that is currently experiencing steady development growth. The site provides easy access to Cambrian Road, which is to be reconstructed as a four lane arterial road. The site has access to major site services from Kilbirnie Drive.
At the request of the Parks, Recreation and Cultural Services Department and the Emergency and Protective Services Department negotiations with Monarch were undertaken. The subject lands represent lands that are ready for development conditional on satisfying the remaining draft conditions of subdivision. An independent appraisal was completed on behalf of the City that resulted in an estimated market value rate of $802,750 per hectare ($325,000/acre). Part of the subject lands fronting Kilbirnie Drive form a serviced lot on a plan of subdivision and as such could be sold as a residential building lot. The estimated market value for this lot is $7,218 per front metre ($2,200.00 per front foot). An internal appraisal verified these rates as being market value at the time of negotiation.
The subject lands form part of a draft approved subdivision plan. As a condition of approval, Monarch is required to hold the “Reserved Lands” for public purposes. Additionally, it is a condition of approval that Monarch dedicate 1.10 hectares (2.7 acres) to the City for a storm water attenuation pond. Additionally, as a condition of previous subdivision approvals in Area 13, Parks and Rec have banked the parkland dedication credits to a total of 3.04 hectares (7.5 acres). Combined, the 4.14 hectares (10.23 acres) will be transferred to the City for a nominal consideration as part of this transaction. The total site area of 9.45 hectares (23.34 acres) minus the 4.14 hectares (10.23 acres), to be transferred to the City as a condition of Monarch’s draft subdivision plan, leaves 5.31 hectares (13.14 acres) remaining to be acquired at market value from Monarch.
The 5.31 hectares (13.14 acres) are made up of two parcels. The first parcel is 5.255 hectares (12.98 acres) in size and is valued at the $802,750 per hectare ($325,000/acre) rate for a combined value of $4,218,500. The second parcel has a frontage of 18 metres multiplied at the $7,218 per front metre ($2,200.00 per front foot) rate equals $130,000. The combination of these two sites are valued at $4,348,500.
Part of the lands includes a 2.4 hectare (6.0 acre) parcel for a potential School Site shown as the “OCSB Lands” on Document 1. The original school site that had been contemplated created issues for the City’s proposed uses for the balance of the site. As a result, a coordinated effort was developed with the City, School Board and Monarch in order to create a concept plan to allow all projects to proceed on the 9.45 hectare (23.34 acre) site. The proposed concept plan that was developed will provide an integrated “campus” consolidation that will form the basis of a site plan moving forward. Site elements will include a city-wide recreation complex, two sportsfields, neighbourhood park, an urban fire station, an elementary school and a storm water attenuation pond. Further public consultation will refine the site elements. However, in order to move forward on this basis, Monarch requested that the City purchase all of the lands including the proposed school site. Since the concept plan allows the City to satisfy all of its requirements the City agreed to proceed on this basis subject to Council approval.
This results in the City paying Monarch the current market value of the lands with the School Board having an option agreement with the City to exercise an option to purchase the lands within a 7-year time frame. Should the School Board exercise it’s option, the current market value will be paid at the time. The revenue from the sale would be deposited into the South East Nepean Recreation Complex account that is being used to fund this portion of the purchase. If the School Board does not exercise its option, the City can either retain the lands for recreation purposes or declare them surplus at which time Monarch will have the first right to acquire the proposed school site lands back at the then current market value.
Final settlement resulted in the 9.45 hectare (23.34 acre) parcel being acquired from Monarch for $4,348,000.00, subject to final survey and adjustments on closing.
The School Board’s option is conditional on seeking approval at its next Board meeting scheduled for 8 September 2009. Additionally, this agreement is conditional on Monarch and the City signing a temporary site servicing agreement before closing.
This acquisition is a good example of smart growth by integrating various public programs at one location.
ENVIRONMENTAL
IMPLICATIONS
The acquisition of this property is conditional on a Phase I Environmental Site Assessment and Geotechnical Study Report being completed to the satisfaction of the City.
CONSULTATION
The Ward Councillor has been consulted and supports this acquisition. Further public consultation will take place to finalize the ultimate use of this site.
LEGAL/RISK MANAGEMENT IMPLICATIONS
There are no Legal/Risk Management impediments to the implementation of
this Report’s recommendation.
FINANCIAL IMPLICATIONS
Funds are available in the Recreation and Fire Services capital budgets.
SUPPORTING DOCUMENTATION
Document 1 – Key Map
DISPOSITION
Following Council’s approval, the Real Estate
Partnerships and Development Office and Legal Services Branch will finalize
this transaction.
Document 1
