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Mer Bleue Expansion Area Community Design Plan

Overview

When the Official Plan was reviewed in 2009, City Council and the Ontario Municipal Board approved a number of urban expansion areas to support the population projected in 2031. The Mer Bleue Expansion Area was one such area. Before the lands are developed as part of the urban area, a comprehensive study is required in the form of a Community Design Plan (CDP). The CDP implements the policies of the Official Plan in the specific area, will be supported by a number of comprehensive studies and will be the result of the collective efforts of the stakeholders. General information regarding a CDP may be found in Section 2.5.6 of the Official Plan.

The CDP process will be integrated with the Class Environmental Assessment (EA) process. EA approval is required for municipal infrastructure such as water, sanitary and storm sewers, roads and transit. The integrated process allows for the co-ordination of approvals, reviews and public consultations and the requirements of both the Environmental Assessment Act and the Planning Act will be met.

This project began when the City had discussions with the major landowners in June 2013.

Goals

  • Create a CDP for the Mer Bleue Expansion Area which will implement the Official Plan
  • Illustrate the arrangement for various land uses and transportation corridors
  • Provide a land use summary table that sets out land areas, number of residential units, jobs and densities as well as phasing
  • Establish a framework to manage the future development of the area as well as provide a guide to the character and form of development to provide the basis in the consideration of future planning applications
  • Establish a guide for future public works projects to support the movement and connectivity of pedestrians, cyclists and motorists within the study area and the wider community

Community Design Plan Area

  • The CDP area is generally bounded to the north by the south limit of the developing community of Avalon West, Mer Bleue Road to the west and Tenth Line Road to the east. The southern limit consists of two components: The western component is along Wall Road through the community of Notre Dame Des Champs and the eastern component begins east of Notre Dame Des Champs extending to Tenth Line Road at approximately the mid-way point between Wall Road and Navan Road. (Figure 1)
  • The Study Area for the supporting studies to the CDP may extend beyond the limits of the CDP Area to provide for a more comprehensive analysis of the influences in the CDP.

  The western component is along Wall Road through the community of Notre Dame Des Champs and the eastern component begins east of Notre Dame Des Champs extending to Tenth Line Road at approximately the mid-way point between Wall Road and Navan Road.

Figure 1- The CDP area is generally bounded to the north by the south limit of the developing community of Avalon West, Mer Bleue Road to the west and Tenth Line Road to the east. The southern limit consists of two components: The western component is along Wall Road through the community of Notre Dame Des Champs and the eastern component begins east of Notre Dame Des Champs extending to Tenth Line Road at approximately the mid-way point between Wall Road and Navan Road.

Study Process

Phase 1-Existing Conditions (Fall 2013-Winter 2014)

  1. Inventory existing conditions
  2. Identify opportunities and constraints
  3. Develop guiding principles and design framework
  4. Public Meeting/Open House #1: provide information and gather public input

Phase 2-Develop Planning and Design Options (Winter 2014)

  1. Develop alternative land use, servicing and transportation concepts based on technical studies, fieldwork and public input
  2. Public meeting/Open House #2: present draft land use concepts, gather stakeholder feedback and seek public input

Phase 3-Preferred Land Use (Spring 2014)

  1. Draft CDP, Master Servicing Plan, Master Transportation Plan and Environmental Management Plan.
  2. Select and refine preferred land use alternative
  3. Begin processing Official Plan Amendment

Phase 4-Community Design Plan (Spring 2014-Summer 2014)

  1. Public meeting/Open House #3-present preferred land use concept, servicing and transportation designs, draft studies and obtain public input
  2. Finalize CDP and Master Plans

Phase 5-Implementation (Fall 2014)

  1. Public meeting #4-present CDP, Official Plan Amendment and Master Plans to Planning Committee
  2. Appeal periods for Official Plan Amendment and Environmental Assessment to coincide

Public Consultation

The CDP will be prepared in collaboration with interested stakeholders including community organizations, residents, property owners and businesses. Public participation is encouraged throughout the process to develop a vision and plan which reflects and balances the desires of the stakeholders.A minimum of four public meetings will be held during the study, one of which will occur when the CDP and Official Plan amendment are presented to Planning Committee.

Community Workshop #1/Notice of Commencement - November 19, 2013

Integrated Planning Act and Environmental Assessment Act Process

Community Workshop #1
November 19, 2013
6:30 to 8:30 p.m.
Notre Dame des Champs Community Hall, 3659 Navan Road

Open House Display Boards

Part 1 [ PDF 1 MB ]
Part 2 [ PDF 4.8 MB ]
Part 3 [ PDF 4 MB ]

The integrated Planning Act and Environmental Assessment Act process is being initiated for the Mer Bleue Expansion Area Community Design Plan. The study area is shown on the map.

The purpose of the project is to detail the land uses (including the natural heritage system), transportation and servicing infrastructure for the expansion to the community south of the Avalon neighbourhood.

This first Open House will present the study process and schedule, guiding principles, background information, and will provide the public and interested stakeholders an opportunity to discuss the study with the project team.

The following plans will be developed through three concurrent and integrated Class Environmental Assessment Studies /Master Plans:

  • An Environmental Management Plan (EMP) will identify significant natural features to be protected and will establish any required infrastructure and remedial measures for mitigation, rehabilitation and enhancement of the significant natural features.
  • A Transportation Master Plan (TMP) will provide for a comprehensive transportation network
  • A Master Servicing Study (MSS) will provide for water, storm drainage and sanitary services

The EMP, TMP and MSS will be prepared in accordance with the Planning Act provision of the Municipal Engineers Association Environmental Assessment Process.

A Community Design Plan (CDP) will be prepared to detail land uses and will be implemented through an Official Plan amendment (OPA).

The OPA, EMP, TMP, and MSS are subject to all normal notice requirements and rights of appeal by any person or public body to the Ontario Municipal Board under the provisions of the Planning Act.

Community Workshop #2 - April 24, 2014

Thursday April 24, 2014
6:30 to 9:30 p.m.
Rendez-vous des aînés francophones d'Ottawa
3349 Navan Road

By attending this workshop, you will hear about the ongoing development of the Mer Bleue Expansion Area CDP and have the hands-on opportunity to provide your ideas for the future development of this area.

The workshop is hosted by Walker, Nott, Dragicevic Associates Limited, the consultants hired by the major landowners in the CDP area, and organized by the City of Ottawa.

Your participation is important

At this workshop, you will work in small groups to develop a concept plan for the community based on site considerations, comments from the first public open house and the direction of City's Official Plan. Each group will share their ideas at the end of the evening.

Your ideas and suggestions will make a difference

By participating, you will contribute to the ideas and information the project team needs to further develop the vision for the Mer Bleue Expansion Area CDP.

To secure your spot at this workshop, please register, with your preferred language for the group discussion, before noon on Tuesday, April 22 by email at merbleuecdp-pcc@ottawa.ca.

Community Workshop #3 - June 11, 2014

Wednesday, June 11, 2014
Rendez-vous des aînés francophones d'Ottawa
3349 Navan Road
6:30 to 9:30 p.m.

At this workshop, participants will work in small groups to discuss the draft preliminary land use concepts and alternative infrastructure projects for the Mer Bleue Expansion Area CDP. By participating, you will contribute ideas and information the project team needs to further develop a preferred land use concept and vision for the Mer Bleue Expansion Area CDP.

Preliminary Land Use Options 1 - 3 [ PDF 2.781 MB ]

Please submit comments to the contacts below by Friday, July 4.

The final CDP will detail area land uses, including the natural heritage system, transportation and servicing infrastructure. The CDP will be supported by Master Planning studies completed in accordance with the Planning Act provisions of the Municipal Engineers Association Class Environmental Assessment Process.

Register to attend today!

To secure your spot, please register by email at merbleuecdp-pcc@ottawa.ca before noon on Monday, June 9. Please indicate your preferred language for the group discussion in your e-mail.

The workshop is hosted by Walker, Nott, Dragicevic Associates Limited, the consultants hired by the major landowners in the CDP area, and organized by the City of Ottawa.

Project Update – March 2015

The study is currently at Steps 1 and 2 of Phase 3 - Preferred Land Use

(for full process, please refer to Overview): 

  1. Draft CDP, Master Servicing Plan, Master Transportation Plan and Environmental Management Plan.
  2. Select and refine preferred land use alternative
  3. Begin processing Official Plan Amendment

The following issues are to be resolved which will influence the draft preferred land use alternative:

  • The number and location of storm ponds and other infrastructure to service the proposed development.
  • The location, type and configuration of park facilities.
  • The road cross section design of the proposed collectors and any required improvements to the existing roads to accommodate the proposed development.
  • The details for specific options related to transitions to adjacent existing residential development.

The consultants will be meeting with the City and the Public Advisory Group to work through these issues as they draft the Community Design Plan, supporting studies (Master Servicing Plan, Master Transportation Plan, Environmental Management Plan and Master Parks Plan) and the preferred land use alternative. Once drafted, these documents will be presented at the next public meeting for discussion and your comments. If the issues are resolved over the next number of months, we hope to schedule the next public meeting by early summer.

If you would like to be added to the mailing list for this project or have comments or requests, you may contact us at any time by email: merbleuecdp-pcc@ottawa.ca.

Open House #4 – December 8, 2015

Open House #4

Tuesday, December 8, 2015
6:30 to 8:30 p.m.
Notre Dame des Champs Community Hall
3659 Navan Road

The integrated Planning Act and Environmental Assessment Act process is being followed for the Mer Bleue Expansion Area Community Design Plan.  The fourth public event will be held to present the preferred land use concept, servicing and transportation designs, draft studies and obtain public input.  

The purpose of the project is to detail the land uses and transportation and servicing infrastructure for the expansion to the community south of the Avalon Neighbourhood.

This final open house will inform the public of advances in the CDP study, receive public input on the preferred concept plan prepared by the project consultants, and outline the project’s next steps.

Open House #4 Presentation [PDF 4416 KB]

A Community Design Plan (CDP) is being prepared to detail land uses and will be implemented through an Official Plan Amendment (OPA). The CDP is supported by:

  • An Environmental Management Plan (EMP) identifies significant natural features to be protected and will establish remedial measures for mitigation, rehabilitation and enhancement of those natural features.
  • A Transportation Master Plan (TMP) provides a comprehensive transportation network.
  • A Master Servicing Study (MSS) provides for water, storm drainage and sanitary services.

The TMP and MSS are being prepared to meet the requirements of the Class Environmental Assessment process in support of the CDP

The OPA, TMP and MSS are subject to all normal notice requirements and rights of appeal by any person or public body to the Ontario Municipal Board under the provisions of the Planning Act.

As We Heard It Report 

Comment-Questionnaires were distributed at the fourth and final open house for the Mer Bleue Urban Expansion Study Area CDP.  Seventy participants attended the open house and were invited to comment on the preferred land use concept and preferred infrastructure, the plans most appealing aspects, and opportunities for further notifications of review.

Do you have any comments or concerns of the preferred land use option and associated infrastructure (sewer and storm, pathways, etc.)?  If so, please describe them.

Comment: Opposition (from one property owner) of the location of the commercial area, as it completely surrounds their residential property

Reply: A commercial area was deemed preferred to meet the needs of the overall area in preceding public engagement events.  Its preferred location follows conventional planning land use principles such as situating commercial land use at a major intersection and near higher density residential areas.  

Comment: Desire for more biking trails

Reply: Multi-use pathways and bike lanes are planned throughout the development, which allow for and encourage biking.  Connection to existing developments have been made to assist in developing an overall network.

Comment: Desire for more creeks, natural areas, and greenspace

Reply: The McKinnon’s Creek natural area buffer and the stormwater management facility areas provide natural areas and greenspace.  Park land dedication. 

Comment: Request for less residential area (to be replaced with greenspace)

Reply: The intention of the Urban Expansion Area is to accommodate the projected demand for residential housing into the future with a balance of other uses, such as greenspace.

Comment: Preference of Option 1 and Option 2

Reply: Favourable aspects of Options 1 and 2 were incorporated into the preferred land use concept.

Comment: Concerns of further congestion and lack of safety (from speeding) on Navan Rd.

Reply: Connectivity and transportation were considered during the development process, and have been designed to minimize traffic issues, cut through traffic and speeding.

Comment: Questions regarding access to public water and sewer for a property within the Study Area once plan is implemented

Reply: Sanitary sewer and water infrastructure will be provided to properties within the Study Area. Connections outside of the CDP area are not part of this study but are not precluded by it.

The study area will develop incrementally. As the developer’s of the new expansion area build new water and sewer infrastructure over time, property owners outside of the study area, with buildings in proximity to the new infrastructure, could connect to public water and sewer lines. The implementation and cost of this connection is most feasible when like-minded owners group together. As development applications begin to proceed within the study area, they should contact their Ward Councillor to help coordinate an assessment and strategy of how and when to connect and at what cost.

Comment: Request for schools to have plenty of parking/drop off points for parents, teachers, and potentially students (many other schools in the area are accused of having inadequate parking)

Reply: School property configuration and parking distribution will be the responsibility of the school boards.  There are City of Ottawa parking requirements for schools (1.5 parking spaces per elementary school classroom; 2.5-3 parking spaces per secondary school classroom).  Parking and drop-off at schools on municipal right-of-ways will be reviewed in depth at the Draft Plan of Subdivision and Site Plan Control stage, but will follow Building Better and Smarter Suburb design directives.

What areas of the preferred option do you think will most appeal to new residents?

Comment: Parks, pathways and residential areas

General Comment

Comment: Concern over the lack of communication of the open house to adjacent and implicated property owners

Reply: Notifications were made in the local newspaper, by the local Councillor, on the project website, and to those subscribed on the project’s mailing list.

Contact

Public consultation is an important part of the process.  We are interested in hearing your comments and feedback. If you would like to be added to the mailing list for this project or have comments or requests, please contact the Project Lead:

Taavi Siitam, Planner
Planning, Infrastructure and Economic Development
City of Ottawa
110 Laurier Avenue West, 4th Floor
Ottawa, ON K1P 1J1
Tel.: 613-580-2424, ext. 27788
Fax: 613-580-2459
Email: merbleuecdp-pcc@ottawa.ca
Wendy Nott, Senior Principal, BES, FCIP, RPP
Walker, Nott, Dragicevic Associates Limited
90 Eglinton Avenue East, Suite 701
Toronto, ON M4P 2Y3
Tel.: 416-968-3511
Fax: 416-960-0172
Email: wnott@wndplan.com