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4. LAND EXCHANGE, COMSTOCK
ROAD
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That Council:
1. Declare a portion of
Comstock Road containing an area of 3,790 m2, shown as Parts 1 and 2 on Plan
4R-21074, being stopped up and closed by by-law, as surplus to the City’s
needs;
2. Approve the sale of
the land referred to in Recommendation 1, having a value of $164,000.00, to Transport McGill Air Inc., in exchange for 6,399.8 m2 of vacant land shown as Parts 4, 5, 6 and
7 on Plan 4R-21074 and Part 10 on Plan OR-115, having a value of $253,000.00,
all for $1.00 plus GST, and subject to
respective easements that may be required, pursuant to an Agreement of Purchase
and Sale that has been received.
Que le Conseil :
1.
déclare
la portion du chemin Comstock qui comporte une zone d’une superficie de
3 790 m2, présentée ci-contre comme les
Parties 1 et 2 sur le Plan 4R-21074, fermée par arrêté municipal et constituée
en surplus en vue de répondre aux besoins de la Ville;
2. approuve la vente du terrain (d’une
valeur de 164 000,00 $) auquel il est fait référence dans la Recommandation 1 à Transport
McGill Air Incorporated, en échange
d’un terrain vacant de 6 399,8 m2 (désigné comme les Parties 4, 5, 6 et 7 sur le Plan 4R-21074 et
comme la Partie 10 sur le Plan OR-115) dont la valeur s’élève a
253 000,00 $, pour la somme totale de 1,00 $, TPS en sus, qui est visé par les droits de passage respectifs
susceptibles d’être exigés en vertu de la convention d’achat et de vente qui a
été reçue.
DOCUMENTATION
1.
Chief
Corporate Services Officer’s report dated 29 May 2006
(ACS2006-CRS-RPM-0049).
Report
to/Rapport au :
Corporate Services and Economic Development Committee
Comité des services organisationnels
et du développement économique
and Council / et au Conseil
Submitted by/Soumis par: Greg Geddes, Chief Corporate Services Officer/
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
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SUBJECT: |
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OBJET : |
REPORT RECOMMENDATIONS
That the Corporate Services and Economic Development Committee recommend that Council:
1. Declare a portion of Comstock Road
containing an area of 3,790 m2, shown as Parts 1 and 2 on Plan
4R-21074, being stopped up and closed by by-law, as surplus to the City’s
needs;
2. Approve the sale of the land referred
to in Recommendation 1, having a
value of $164,000.00, to Transport McGill Air Inc., in exchange for 6,399.8 m2
of vacant land shown as Parts 4, 5, 6 and 7 on Plan 4R-21074 and Part 10 on
Plan OR-115, having a value of $253,000.00, all for $1.00 plus GST, and subject to respective
easements that may be required, pursuant to an Agreement of Purchase and Sale
that has been received.
RECOMMANDATIONS DU
RAPPORT
Que le
Comité des services organisationnels et du développement économique recommande
au Conseil :
1. De
déclarer la portion du chemin Comstock qui comporte une zone d’une superficie
de 3 790 m2, présentée ci-contre comme les
Parties 1 et 2 sur le Plan 4R-21074, fermée par arrêté municipal et constituée
en surplus en vue de répondre aux besoins de la Ville;
2. D’approuver
la vente du terrain (d’une valeur de 164 000,00 $) auquel il est fait référence dans la
Recommandation 1 à Transport McGill Air Incorporated, en échange d’un terrain vacant de
6 399,8 m2 (désigné comme les Parties 4, 5,
6 et 7 sur le Plan 4R-21074 et comme la Partie 10 sur le Plan OR-115) dont la
valeur s’élève a 253 000,00 $, pour la somme totale de 1,00 $, TPS en sus, qui est visé par les droits de
passage respectifs susceptibles d’être exigés en vertu de la convention d’achat
et de vente qui a été reçue.
BACKGROUND
Transport McGill Air Inc. (TMA) currently operates a cross-dock trucking facility on Terminal Avenue. However, in anticipation of that area being re-developed with uses not conducive to its present operation, TMA acquired a 33,000 m2 property at 1747 Comstock Road, with a view to developing the site with a cross-dock trucking terminal with associated office space.
DISCUSSION
A portion of Comstock Road, which has not been constructed and is therefore not travelled, traverses the property that TMA acquired and is proposing to develop. In order to proceed with the development of the cross-dock facility, it will be necessary for TMA to consolidate its property by acquiring the portion of Comstock Road that currently bisects it. By acquiring this portion of Comstock Road, TMA will have a contiguous parcel of land of approximately 4.0 ha.
An application submitted by TMA to the Planning and Growth Management Department to close the portion of the road allowance, has been approved. However, in approving the application to close a portion of Comstock Road, it was noted that the 1997 Cyrville Area Transportation Study (CATS), identified a conceptual public roadway connection using existing Comstock Road, to link Algoma Road from the north to Star Top Road to the southeast. The portion of Comstock Road proposed for closure and sale, constitutes part of this conceptual public roadway connection. Accordingly, as a condition of closing and selling Comstock Road, TMA will have to provide lands to facilitate an alternative route for a more appropriate potential roadway link. This alternative route option will satisfy the long-term roadway system requirements for the area, per the approved Cyrville Area Transportation Study.
Negotiations between the City and TMA have resulted in an agreement to exchange parcels of property on a land-for-land basis. The City is to transfer to TMA a 3,790 m2 parcel of land, described as Parts 1 and 2, on Reference Plan 4R-21074, shown as Area ‘A’ on the attached Annex “A”. TMA is to transfer to the City a 6,399.8 m2 parcel of land, described as Parts 4, 5, 6 and 7, on Reference Plan 4R-21074, and Part 10 on Plan OR-115, shown as Area ‘B’ on the attached Annex “A”.
A recent independent appraisal estimates the market value of the City’s lands to be $164,000.00 and the market value of the TMA lands to be $253,000.00.
The City does not have authority to acquire the alternate route corridor from TMA as a condition of site plan approval.
The TMA property at 1747 Comstock Road is zoned IL – Light Industrial. The intended use of the property by TMA, is to incorporate the closed portion of Comstock Road into its overall holding and to develop its site with a seventy-four (74) door, 3,364 m2, cross-dock truck terminal, with associated office space and parking. This proposed development is in compliance with the current zoning. Rezoning is not being contemplated.
This exchange of lands will essentially result in a realignment of Comstock Road. The agreement to exchange the properties in question is considered fair and reasonable and is recommended for acceptance.
ENVIRONMENTAL IMPLICATIONS
The
proposed land exchange that involves closing a portion of Comstock Road for
disposal and in return sees a portion of nearby land conveyed to the City, does
not involve any identified natural environment or Greenspace Lands.
The
purchaser, Transport McGill Air Inc., will be responsible for all environmental
liability related to both parcels including any site remediation that may be
required.
CONSULTATION
In accordance with policies approved by City Council on 14 November 2001, the availability of the property 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. The Environmental Management Group of the Planning and Growth Management Services Department was consulted with respect to the Greenspace Master Plan and their comments are indicated under the Environmental Implications section of this report. Neither the Housing Branch nor any other City Department expressed interest in retaining the property.
The utility companies were also circulated and no requirements were indicated.
The following Advisory Committees have been circulated:
Local Architectural Conservation Advisory Committee (LACAC)
Ottawa Forests and Greenspace Advisory Committee (OFGAC)
Environmental Advisory Committee (EAC)
Parks and Recreation Advisory Committee (PRAC)
Roads and Cycling Advisory Committee (RCAC)
No concerns were expressed with respect to the sale of the subject property to the abutting owner.
The ward Councillor has been made aware of the intent to dispose of the subject property through circulation and supports staff’s recommendation.
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.
The subject property is in an IL – Light Industrial zone that does not permit residential development. Furthermore, the closed portion of Comstock Road is a non-viable development entity and is of use only to the abutting owner. Therefore, the property does not meet the affordable housing criteria outlined in the Housing First Policy.
FINANCIAL IMPLICATIONS
Sales revenues in the amount of $1 will be credited to the City sales of surplus land account.
SUPPORTING DOCUMENTATION
Attached, as Annex “A” is a sketch showing the properties proposed for exchange.
DISPOSITION
Following Council’s approval, Real Property Asset Management and Legal Services Branches will finalize the transaction.