Report to/Rapport au :

 

Agriculture and Rural Affairs Committee

Comité de l'agriculture et des questions rurales

 

and Council / et au Conseil

 

11 January 2008 / le 11 janvier 2008

 

Submitted by/Soumis par : Nancy Schepers, Deputy City Manager/Directrice municipale adjointe,

Planning, Transit and the Environment/Urbanisme, Transport en commun et Environnement 

 

Contact Person/Personne-ressource : Richard Kilstrom, Manager/Gestionnaire, Community Planning and Design/Aménagement et conception communautaire, Planning Branch/Direction de l’urbanisme

(613) 580-2424 x22653, Richard.Kilstrom@ottawa.ca

 

Rideau-Goulbourn (21)

Ref N°: ACS2008-PTE-PLA-0014

 

 

SUBJECT:

MAHOGANY COMMUNITY - OFFICIAL PLAN AMENDMENT AND DEVELOPMENT CONCEPT PLAN

 

 

OBJET :

COLLECTIVITE DE MAHOGANY – MODIFICATION DU PLAN OFFICIEL ET PLAN CONCEPTUEL COMMUNAUTAIRE  

 

 

REPORT RECOMMENDATIONS

 

That Agricultural and Rural Affairs Committee recommend Council:

 

1.         Adopt Official Plan Amendment xx, as attached in Document 1, to amend the Secondary Plan for Manotick in Volume 2C of the Official Plan.

 

2.         Approve the Mahogany Community Development Concept Plan  as attached in Document 2 (issued separately).

 

RECOMMANDATIONS DU RAPPORT

 

Que le Comité de l’agriculture et des affaires rurales recommande ce qui suit au Conseil :

 

1.                  Adopter la modification xx du Plan officiel, ci-jointe dans le Document 1, de maničre ŕ modifier le plan secondaire de Manotick dans le Volume 2C du Plan officiel.

 

2.                  Approuver le plan conceptuel d’aménagement de la collectivité de Mahogany, ci-joint dans le Document 2 (présenté séparément).

 

 

EXECUTIVE SUMMARY

 

Assumptions and Analysis:

 

The Village of Manotick Secondary Plan contains the policy foundation for decisions about the future growth and development of Manotick.  Within the Village, 194 hectares of land are designated as "Serviced Development Area" and require an approved Development Concept Plan prior to any development taking place.  Minto has submitted an Official Plan Amendment application to amend the Secondary Plan, along with a detailed Development Concept Plan (DCP) for the Mahogany Community.  Technical review and public consultation has caused Minto to revise the original DCP. 

 

Staff are recommending approval of the revised DCP (issued separately) that provides for 1400 residential units.  Staff also recommend approval of an Official Plan Amendment (Document 1) that changes some of the policies in the Manotick Secondary Plan in order to implement the concept.

 

The most significant components of the DCP and Official Plan Amendment, where relevant, are:

 

 

 

 

 

 

 

 

 

Financial Implications:

 

Minto will be required to pay for the cost of extending sewer and water services to the Mahogany Community and the emplacement of local servicing components through the subdivision process.  The capital cost of stormwater management facilities will be recovered through an area-specific charge applied against the benefiting area.  Other growth-related infrastructure capital costs, such as roads associated with this specific geographical area, will be reviewed and several methods will be considered for the recovery of servicing costs. 

 

The significant woodlot is designated as Natural Environment Area.  It is the intention of the Plan that the City acquire these lands to preserve them for the community subject to all of the policies of Section 3.2.2 and 5.2.1 of the Official Plan. 

 

Future operating impacts will be borne by the City but are currently unavailable at this time.

 

Public Consultation/Input:

 

During the preparation of the DCP, Minto held six meeting with community leaders to obtain input and to review the work on the plan as it progressed.  Various meetings were held with specific interest groups and the public at large. 

 

Notice of this application was carried out in accordance with the City's Public Notification and Consultation Policy. The Councillor is aware of this application and the staff recommendation.  The City has received 177 letters/e-mails from members of the community who are opposed to the Mahogany Community proposal and the amendment to the Manotick Secondary Plan required to implement the DCP.  Responses received during the circulation process are summarized in Document 3.

 

The responses to the circulation provided by Ottawa Forest and Greenspace Advisory Committee, Rural Issues Advisory Committee, the West Manotick Community Association,  the public, Brian Miller and Mike O'Neil (Manotick Community Association) are provided in Document 3.

 

RÉSUMÉ

 

Hypothčses et analyse :

 

Le plan secondaire du village de Manotick contient le fondement de la politique décisionnelle concernant la croissance et le développement de Manotick. Dans le village, 194 hectares de terrain sont désignés « secteur d’aménagement viabilisé » et nécessitent la création d’un plan conceptuel approuvé avant tout aménagement. Minto a déposé une demande de modification du Plan officiel visant le plan secondaire, ainsi qu’un plan conceptuel d’aménagement (PCA) détaillé de la collectivité de Mahogany. Un examen technique et une consultation publique ont contraint Minto ŕ réviser son PCA original. 

 

Le personnel recommande l’approbation du PCA révisé (présenté séparément) qui prévoit l’aménagement de 1 400 unités résidentielles. Le personnel recommande également l’approbation d’une modification au Plan officiel (Document 1) qui vise certaines politiques du plan secondaire de Manotick, afin de permettre l’application du concept.

 

Les éléments les plus importants du PCA et de la modification du Plan officiel sont les suivants :

 

 

 

 

 

 

 

 

 

Répercussions financičres :

 

Minto devra assumer le coűt du prolongement des réseaux d’égouts et d’aqueduc jusqu’ŕ la collectivité de Mahogany, et de la mise en place d’éléments de viabilisation locale par le biais du processus de lotissement. Le coűt d’investissement des installations de gestion des eaux pluviales sera récupéré par l’intermédiaire d’une redevance appliquée au secteur visé. Les autres coűts d’investissement dans des infrastructures et liés ŕ la croissance, comme les routes reliant ce secteur géographique, feront l’objet d’un examen et plusieurs méthodes seront envisagées pour recouvrer les coűts de viabilisation. 

 

Le grand terrain boisé est désigné zone écologique naturelle. Le Plan prévoit que la Ville fera l’acquisition de ce terrain afin de le préserver, sous réserve de conformité ŕ toutes les politiques des sections 3.2.2 et 5.2.1 du Plan officiel. 

 

Toute autre répercussion d’exploitation sera assumée par la Ville, mais aucune n’est connue pour le moment.

    

Consultation publique / commentaires :

 

Au cours de la préparation du PCA, Minto a organisé six réunions avec des animateurs communautaires afin de connaître leur point de vue et d’examiner l’avancement du plan au fil de son élaboration. Diverses réunions ont été tenues avec des groupes d’intéręt en particulier et le grand public.

 

Un avis portant sur cette demande a été émis, conformément ŕ la politique de la Ville sur les avis publics et les consultations. Le conseiller est au courant de cette demande et de la recommandation qu’en a faite le personnel. La Ville a reçu 177 lettres ou courriels de membres de la collectivité opposés ŕ la proposition visant la collectivité de Mahogany et ŕ la modification du plan secondaire de Manotick, nécessaire ŕ la mise en śuvre du PCA. Les réponses reçues lors du processus de diffusion sont résumées dans le Document 3.

 

Les réponses émises par le Comité consultatif sur les foręts et les espaces verts d’Ottawa, le Comité consultatif sur les questions rurales, l’Association communautaire de Manotick (secteur ouest), le public, Brian Miller et Mike O'Neil (Association communautaire de Manotick) figurent dans le Document 3.

 

 

BACKGROUND

 

The Village of Manotick Secondary Plan contains the policy foundation for decisions about the future growth and development of Manotick.  Within the Village, 194 hectares of land are designated as "Serviced Development Area" and require an approved Development Concept Plan prior to any development taking place.  Minto has submitted an Official Plan Amendment application to amend the Secondary Plan, along with a detailed Development Concept Plan (DCP) for the Mahogany Community.  Technical review and public consultation has caused Minto to revise the original DCP. 

 

Staff are recommending approval of the revised DCP (issued separately) that provides for 1400 residential units.  Staff also recommend approval of an Official Plan Amendment (Document 1) that changes some of the policies in the Manotick Secondary Plan in order to implement the concept plan.

 

The Minto lands in Manotick have been planned for development for a long time.  The boundary for the village, which includes these lands, was established by the former Township of Rideau in the 1992 Official Plan that was approved by the former Region of Ottawa-Carleton in 1995.  However, development was deferred in the village pending completion of both a Servicing Study and a Secondary Plan.  The Servicing Options Study/Environmental Assessment concluded that central services were the best servicing solution for Manotick.

 

The Secondary Plan was adopted by Rideau Township in 2000 and it was approved by the new City of Ottawa in 2001.  The Manotick Secondary Plan forms part of the new 2003 City of Ottawa Official Plan and is incorporated into Volume 2C which contains the village plans.

 

The Manotick Secondary Plan requires that the Minto lands be serviced centrally and that a Development Concept Plan be prepared.  Section 3.7.2.5 policy 2 g) states:

"Areas designated 'Serviced Development Area' (the subject lands) on Schedule A shall be developed without amendment to this Plan provided the following conditions are satisfied:

 

i)                    All development shall be on the basis of central water and wastewater services;

 

ii)                   A comprehensive development concept plan has been prepared for the entire area, to the satisfaction of the City of Ottawa, that will facilitate the logical phasing of development in the area (the integration of transportation links, parks and open space, schools pedestrian links and stormwater) and that will form the basis for various, subsequent plans of subdivision;

 

iii)                 The location and ownership of the schools, recreation and/or open space areas will be to the satisfaction of Council, and determined in consultation with the affected land owners and the Manotick community".

 

The development proposed in the revised Development Concept Plan (DCP) deviates from the some of the policies in the Secondary Plan.  Therefore, Minto has submitted an Official Plan Amendment application that proposes to amend policies related to the amount and pace of growth, housing density, location of multiple units and the land use plan designations on Schedule A.

 

The City has facilitated the DCP process by:

 

 

ANALYSIS

 

A.  ISSUES RAISED BY THE COMMUNITY

 

The City received 177 letters/e-mails from members of the community opposed to the Mahogany Community proposal.  The main areas of concern are:

 

1.                  Amount/pace of Growth

2.                  Transportation

3.                  Location of multiple units

4.                  Density of Housing

5.                  Village character

6.                  Community facilities

7.                  Servicing

8.                  Natural Environment Area and Parks

9.                  Schools Sites

10.              Connections to Carrison Drive and Potter Drive

 

Staff presented their initial reactions to the Mahogany Community proposal at a community meeting held on October 30, 2007.  At that meeting, the amount and pace of growth as well as the impact of the proposed development on the road capacity in the village were the main concerns of the community.  The phasing of the devlopment and the trigger mechanisms to allow the development were of particular concern.

 

In response to the City's initial reactions to Minto's proposal, Minto prepared a revised Development Concept Plan.  Minto's proposal was presented to the Ottawa Forests and Greenspace Advisory Committee on November 26, 2007 and to the Rural Issues Advisory Committee on November 27, 2007. 

 

These issues and concerns are addressed below.  The discussion of each of the issues will include:

 

·        Minto’s Initial Proposal - the DCP for Mahogany Community and  Official Plan amendment submitted to the City for review/approval

 

·        Community Concerns - summary of issues and concerns rasied during the consultation process

 

·        Staff Response to Minto’s Initial Proposal and community concerns, along with recommendations for the final DCP and Official Plan Amendment. 

 

1.         Amount and Pace of Growth

 

Minto’s Initial Proposal

 

Minto's initial proposal was for 1200 residential units in the Serviced Development Area by 2020 and an additional 800 units after 2020 for a total of 2000 units at build-out.  While they do not own all the property, the plan was prepared for the whole property.  Early during the consultation process, Minto reduced the total number of units to 1800.  The changes they proposed for the secondary plan were to allow for the 1800 units on these lands and therefore to increase the total number of units permitted in the Village as a whole.

 

Minto proposed that the following text in Section 3.7.2.3 C (1) be deleted:

 

"Allow the area of the village to be serviced on central services to gradually grow to accommodate approximately 2000 housing units, and up to 2,000 jobs by the year 2020, guided by the growth management policies of this Plan".

 

and be replaced with:

 

"The current potential for development in the year 2008 is approximately 1800 units, not including the area west of Mud Creek, known as the Special Design Area (SDA) and the Serviced Development Area.  However the total potential for the whole village within the approved boundary is approximately 3,600 units (not including the SDA).  Not all of these units will be connnected to public sewer and water in the next 12 years.  Development will be permitted up to a total of 2,800 units to the year 2020 including the Serviced Development Area.  After 2020, the remaining development potential may take place up to a total of 3,600 dwelling units by the year 2028.  Any development beyond 2,000 units is subject to the provision of infrastructure in accordance with the Development Concept Plan and the approval of the City of Ottawa".

 

Community Concerns

 

 

 

 

 

Staff Response

 

a)  Amount of Growth

 

Schedule A of the approved Secondary Plan designates the 194 hectares of land as 'Serviced Development Area'.  The Schedule identifies areas for various types of housing including:  Single Family Estate (2.5 to 5.0 units per gross residential hectare); Single Family Low Density (5.0 to 10 units per gross residential hectare); and Single Family Moderate Density (10 to 15 units per gross residential hectare).  Based on the amount of land shown within the approved Secondary Plan for each housing type, there is a potential for between 773 and 1,426 units in the Serviced Development Area when it is all developed.

 

The Transportation Overview prepared by Delcan to support the application, indicates that 1,300 to 1,400 units could be approved subject to road network improvements being in place in a timely manner and the related traffic assumptions being realized.  The Transportation Overview indicates that there is not an acceptable or affordable transportation solution for the full 1,800 units proposed for the Mahogany Community.  Staff are recommending that the Development Concept Plan provide for 1,400 units.  Phases 6 and 7 of the development, which would take the total beyond 1,400 units, should be frozen and the lands redesignated as Future Development Area in the Secondary Plan.  Development of phases 6 and 7 will be beyond 2021, the time horizon of the Official Plan, and an Official Plan amendment will be required at some point in the future to allow development on these lands.  At that time, it must be demonstrated that there is capacity in the road network in Manotick to accommodate more development. 

 

b)  Pace of growth

 

The Secondary Plan provides for 2,000 dwelling units to the year 2020 in the Village as a whole.  Currently there are 1,750 dwelling units in Manotick leaving potential for 250 additional dwelling units to the year 2020. 

 

The pace of growth should be tied to the provision of infrastructure rather than arbitrarily constraining growth to a number of units by a specific date.  Staff is recommending that a phasing plan for the development be added to the Secondary Plan.  The phasing plan prescibes the trigger mechanisms, indicating the infrastructure required to be in place for each phase before it can proceed. If the infrastructure projects are delayed, development will be delayed.  Subdivision approval will be conditional on detailed traffic studies confirming that there is infrastructure capacity for each phase of development.

 

c)  Provincial and Official Plan Policies/ Need for the Development

 

Development of these lands has been anticipated for a long time.  The lands have been within the  village boundary since 1992, and the 2001 Secondary Plan provides policies for development of these lands.  Village development conforms with Provincial and Official Plan policies.

 

2.   Transportation

 

Minto’s Initial Proposal

 

A Transportation Overview report, prepared by Delcan for Minto, was drafted as a supporting document to the DCP.  The Overview indicates that the transportation system in Manotick is currently at capacity and transportation system improvements will be required for additional development to proceed.  The overview concluded "with a reasonable degree of confidence that the peak-hour traffic generated by 1300 to 1400 units in the Mahogany Community can be adequately accommodated".  There is no identified solution at this time to allow for additional development.  The limitation of the number of homes is based on the capacity of the future regional transportation network and local modifications.

 

One of the significant improvements mentioned in the Transportation Overview is the requirement for the Strandherd/Armstrong Bridge.  The Overview projects that the Strandherd/Armstrong Bridge will result in a 25 per cent reduction of peak-hour traffic on Bridge Street, which equates to approximately 500 vehicles per hour.  The redistribution of this traffic is key to accomodating the future transportation demands for the Mahogany Community and all of Manotick.  The Overview report also states that subdivision approval should be conditional on detailed traffic studies confirming there is infrastructure capacity.

 

The report indicated that there would be a need for further, more detailed studies to support each phase of development.   The partial list includes:

 

 

 

 

 

 

Subsequent to the October 30, 2007 community meeting, Minto submitted an analysis prepared by Delcan indicating that they feel that a portion of Phase 1 could be accomodated without the construction of the Strandherd/Armstrong Bridge.

 

Community Concerns

 

Traffic in Manotick  is a major concern of the community.  Concerns expressed during the various public consultation activities and submissions to the City included the following:

 

 

 

 

 

Staff Response

 

a) Peer Review

 

The City retained National Capital Engineering/GENIVAR  to undertake a peer review of the Transportation Overview.  The peer review acknowledges that capacity issues currently exist in Manotick and for this development to proceed, significant regional infrastructure such as the Strandherd/Armstrong Bridge will have to be in place.  National Capital Engineering/GENIVAR's recommendation to the City is to accept the limitations of the development to 1300 to 1400 units and follow the suggested monitoring and more detailed studies as listed in Section 7 of the Overview Report.  The detailed studies were previously listed above under 'Minto’s Initial Proposal' heading.

 

b)  New Policies for Phasing of Development

 

Building upon the Overview and Peer Review conclusions, the level of development and the phasing of  the Mahogany Community will be dependent on the provision of local and regional transportation infrastructure.  The Transportation Overview has projected that additional capacity will be created in the future to support the development.  The developer must demonstrate this capacity exists and mechanisms to achieve the City's approved level of service operating standard.  The release of phases and dwelling units is dependent on the demonstration of capacity to support it.

 

Manotick has unique geographic and transportation constraints that are reflected by the following points and illustrated below on the map of the village:

 

 

 

 

 

 

 

 

Based on the above, the total amount of development in Phases 1 to 5 as shown on Schedule C to the Amendment, shall not exceed 1400 dwelling units to be phased in accordance with the following phasing policies:

 

Phase 1

 

Zoning amendments to permit the development in Phase 1 must be supported by traffic impact studies to indicate that capacity exists in the village to support the development, and how the constraints listed above have been alleviated.  In Phase 1, the traffic study will include a before and after study of the impact on the Strandherd/Armstrong Bridge.  However, if the developer wishes to proceed with a portion of Phase 1 without the implementation of the Strandherd/Armstrong Bridge, the developer must demonstrate that the capacity is in place.  Currently there is no evidence that this is the case.

 

Depending on the timing of development (particularly related to the Bridge), the traffic impact study may include: 

 

 

 

 

 

Phases 2 to 5

 

Like Phase 1, the development of Phases 2 to 5 depends on the timing of Strandherd/Armstrong Bridge and its impact on the transportation network.  The zoning amendments for each phase(s) of development will be supported by traffic impact studies which include the following:

 

 

 

 

 

 

 

 

 

 

 

 

c) Emergency Response

 

Police, Fire and Paramedic Services have indicated that they do not see a significant concern for public safety, nor would the proposed development cause concerns for emergency response.

 

3.   Location of Multiple Units

 

Minto’s Initial Proposal:

 

Minto proposed that 25 per cent of the housing stock in the Serviced Development Area be multiple units. 

 

a)  Currently multiple family housing is directed to the Village Core.  Section 3.7.2.3.c) 3.  of the Secondary Plan states:

 

"Ensure that the Village’s housing stock continues to consist primarily of single family, detached housing, while allowing for a limited range of multiple family housing which shall locate in the Village Core".

 

Minto has proposed that the policy be amended by adding the following phrase to the end of the policy.

 

“and up to 25% of the housing units in the Serviced Development Area.” 

 

b)  Section 3.7.2.5 (2) (a) says:

 

"Residential development outside the Village Core shall be located in areas designated Single Family Estate; Single Family (Low Density); and Single Family (Moderate Density)" as indicated on Schedule A.

 

Minto proposes adding a designation "Multiple Residential" to allow for a mix of housing types in the Serviced Development Area.

 

Community Concerns

 

 

 

Staff Response

 

a)  Village Core

 

Since there is little vacant land in the village core (3.24 hectares), there is very limited potential for the type of multi-unit development proposed in the Mahogany Community which include semis, linked bungalows, small singles and townhomes.   When central services are provided to the core, there will be potential for redevelopment in the form of apartments and mixed-use development.  The type of multiple unit development proposed in the Mahogany Community should not compete with the redevelopment that will occur in the village core, therefore it will not compromise the Plan's objectives for the core. 

 

b) Opportunity to Provide a Range of Housing Opportunties

 

The DCP provides for a mix of housing units in the Mahogany Community where up to 25 per cent of the Mahogany Community will be semis, linked bungalows, small singles and townhomes.  Villages such as Manotick, that have public services, provide unique opportunities in the rural area to provide a range of housing units because the servicing is not a constraint.  A range of housing units is a benefit to meet the needs of all age groups, including young people starting out and seniors who want to down size but stay in the village.  Villages with services such Carp, Richmond and Greely (with communal services for some developments) are examples of villages that provide for multiple unit development. 

 

c) Location of Multiples

 

The initial land use plan proposed by Minto showed large blocks reserved for multi-unit development for Mahogany Community.  Large blocks of multiple unit development is typical in most suburban developments but is not typically found in villages.  The DCP has been revised to locate Mixed Residential areas  (which includes semis, linked bungalows, small singles and townhomes) in neighbourhood cells throughout the Mahogany Community so that the multiple units will be integrated into the community rather than stand alone in large blocks.  The densities of Mixed Residential will not exceed 35 units per gross ha (14 units per gross acre).  The architectural guidelines in the DCP set criteria for maximum consecutive housing types or maximum percentages to ensure that the development is compatible with the village.

 

4.   Density of Housing

 

Minto’s Initial Proposal

 

Minto proposed that Section 3.7.2.5 policy 2 c) be amended to increase the density for Single Family (Moderate Density) areas from a density of four to six units per gross residential acre to four to seven units per gross residental hectare.  As proposed in the concept plan, single family residential provides for lot sizes from 12.2 metres x 32 metres  (390 square metres) to 18 metres x 32 metres (576 square metres).

 

Community Concerns

 

 

 

Staff Response

 

Where services are available, in serviced villages such as Carp, Richmond, Greely, larger lots of 0.2 hetares (half acre) are not required to be provided for septic fields so development standards in these villages are smaller lots to make a more efficient use of infrastructure and land.

 

Manotick has developed over many years and there is a range of lot sizes in parts of the village, 0.2 hectares is not the standard.

 

Neighbourhood

Metric

Imperial

Manotick village core

15 m x 32 m = 480 sq m

50 ft x 100 ft = 5,000 sq ft

Hillside Gardens

22 m x 32 m = 704 sq m

72 ft x 100 ft = 7,200 sq ft

Manotick Estates

32 m x 69 m = 2,200 sq m

105 ft x 225 ft = 23,700 sq ft

 

Minto initially proposed a range of frontages for single-family residential areas ranging from 12.2 metres to 18 metres. There is no precedent in the City for village development on 12.2‑metre frontages.  However 12.2‑metre frontage for singles is appropriate if mixed with multiple units.  The small lot singles should be included as part of the up to 25 per cent of multiple-unit development which includes semis, linked bungalows, and townhomes. 

 

It is not appropriate to amend the Single Family (Moderate Density) designation as this designation applies to areas throughout the village.  The Secondary Plan is being amended to add three designations that will apply only to the Mahogany Community as shown on Schedule B of the amendment.

 

 

 

 

5.   Village Character

 

Minto’s Initial Proposal

 

The initial Development Concept Plan provided for:

 

 

 

 

 

 

 

Community Concerns

 

 

 

 

 

Staff Response

 

a)   Village character

 

Concerns related to traffic, amount of development, density, unit type and how they affect village character have been discussed previously.  The guidelines are included as part of the DCP and will provide a framework for how the community will develop in a way that is compatible with the existing community in Manotick. 

 

At the request of the City, Minto has provided architectural and design guidelines to ensure that new development is consistent with village character. 

 

The design guidelines provide for:

 

 

 

 

The architectural guidelines provide for:

 

 

 

 

 

b)   Transition

 

The DCP provides for a gradual transition from exising development in Manotick Estates by providing for larger lots (22 metre x 50 metre) and buffering.  Buffering will also be required for the existing development on Manotick Main Street.

 

6.   Community Facilities

 

Minto’s Initial Proposal

 

The parks and open space system connects to the rest of the village.  Two schools sites have been requested by the school boards.

 

Community Concerns

 

 

Staff Response

 

The DCP provides an  open space system that  includes parks, pathway systems and schools to address the needs of the new community.

 

The provision of  indoor recreational facilities will be guided by Parks and Recreation's Community Infrastructure Strategy and Project Listing.  A large complex, strategically located just north of Manotick and south of Barrhaven, is planned to service the indoor recreational needs (twin pad arena, pool and full service community centre) of new residents in Manotick and the new south Barrhaven area.

 

7.   Servicing and Provision of Infrastructure

 

Minto’s Initial Proposal

 

Minto proposes to develop the community on central services as required by the Secondary Plan.  Minto has prepared and submitted a servicing plan.

 

Community Concerns

 

 

 

 

Staff Response

 

The Manotick Secondary Plan requires the development to be on central services.  The City implements alternative services where studies demonstrate that those services are the best solution.  This was recently done at the Carp Airport and in the Shadow Ridge subdivision in Greely.  The 1997 Servicing Options Study and Environmental Assessment concluded that central services were the best servicing solution for Manotick.   The Study evaluated a comprehensive range of options for water and sewer services including: a new treatment plant to be located in Manotick with discharge into the Rideau River and small bore and other alternative effluent collection technologies among many others, a series of communal sewage treatment facilities that would discharge into large tile fields, and a central sewage pumping station connected via forcemain to the West Rideau Collector.  The Manotick Secondary Plan implements the findings of the Servicing Options Study and requires new development to be on the basis of central services.

 

The developer is responsible for paying its portion of the costs for servicing the new development.  For other residential areas, connections will only be required where a community/neighbourhood requests connection through a Local Improvement Area petition.  A Local Improvement Area petition to support the costs requires 67 per cent of the properties representing 50 per cent of the total assessed value to vote in favour.

 

The Preliminary Groundwater Assessment that was prepared by Paterson Group Inc. indicates that it is unlikely that there are groundwater discharge areas present in the subject area. This is consistent with the overburden thickness of the surficial soils and relatively shallow depth of Mud Creek.  Any impacts on existing wells from the temporary or permanent dewatering of the perched groundwater at the Subject Area, resulting from the installation of municipal services, is likely to be negligible.  A pre-development survey of wells will be required and a monitoring program and contingency plans prepared at the time of development.

 

Development Charges

 

The City calculates residential development charges on a large area basis.  Currently three area-specific charges are used to differentiate the costs of servicing residential development:  Inside the Greenbelt, Outside the Greenbelt, and Rural.  Under the current calculation methodology, the proposed Mahogany Community is located within the Rural residential development charge zone.  During the City's upcoming development charge study process, consideration will be given to various options that reflect the additional growth-related servicing costs to be recovered from this new subdivision and its proximity to the current Outside the Greenbelt boundary. 

 

8.    Natural Environment and Parks

 

Minto’s Initial Proposal

 

The Minto proposal protected the candidate Area of Natural and Scientific Interest (ANSI), but for the remainder of NESS 506, part was proposed to be reserved as a community park and part was proposed to be developed as residential.

 

Stream setbacks for Mud Creek are proposed to be increased to 50 metres (as opposed to 30 metres required in the Secondary Plan).

 

The pond on the property is proposed to be reserved as park land.

 

Community Concerns

 

The community wants the woodlot and the pond to be protected from development.

 

Staff Response

 

Protection of the Woodlot:

 

The Natural Resource Existing Conditions Report prepared by EcoTec Environmental Consultants for Minto to support the DCP, concluded that NESS 506, including the Manotick Drumlin Forest  and excluding Community 6, should be retained. The Province also identified the Manotick Drumlin Forest as a candidate provincially-significant Area of Natural and Scientific Interest in 1995.  In 1997 the former Region of Ottawa-Carleton also considered the area through the Natural Environment Systems Strategy and scored it of “moderate” significance on the City-wide scale.  Based on these evaluations, City staff has concluded that this area is  a “significant woodland” under the Provincial Policy Statement (PPS).  The PPS states that development and site alteration shall not be permitted in significant woodlands south and east of the Canadian Shield unless it has been demonstrated that there will be no negative impacts on the natural features or their ecological functions.

 

The City wants to keep this parcel in an undeveloped state in accordance with the EcoTec Report. If the property is to be treated in a similar manner as other lands where the City does not support any development, the appropriate designation is Natural Environment Area.  Once the parcel is designated Natural Environment Area, the landowner may request the City to acquire it, and in accordance with the Official Plan, the City will acquire the land.  The City may also consider other methods to achieve the objective such as negotiating a conservation easement.  If public acquisition of the land cannot be negotiated as described in the sequence below, the land will be redesignated as Rural Natural Feature or as another designation that meets the tests of the Provincial Policy Statement. 

 

The Development Concept Plan therefore proposes that:

 

 

 

 

 

The Pond:

 

While it is not provincially significant, the pond in the southeast portion of the Mahogany Community provides habitat for amphibians with potentially suitable breeding habitat for toad and/or frog species such as the wood frog, green frog, leopard frog, gray tree frog, and the spring peeper.  It may not be capable of supporting these species year-round, due to shallow water levels.  The pond collects local surface water and shallow subsurface infiltration from a small (six hetares) catchment area, with water levels being maintained by the relatively impermeable subsoil.  Reduction of the catchment area will likely result in the pond becoming a seasonally wet feature, which will limit its use by some species. 

 

A small area of natural greenspace will be retained around the pond as a neighbourhood amenity and seasonal wildlife habitat (and will not be included in the 5 per cent parkland dedication).  The permitted uses in this land use category include trails and pathways. The location and design of any trails or pathways will need to be approved by the City and the Rideau Valley Conservation Authority.

 

9.   School Sites

 

Minto’s Initial Proposal

 

The English Public and Catholic School Boards have requested that school sites be reserved in the Mahogany Community.  The DCP provides for two school sites.

 

School Board Comments

 

The Ottawa Catholic School Board has requested the elementary school site be relocated to the north into Phase 5, adjacent to the neighbourhood park.  The relocation is necessary due to timing of development, as well as traffic, design and safety issues related to Century Road.

 

Staff Response

 

The school site has been relocated into Phase 5 on the Rural Lane/Spine Road, closer to a neighbourhood park.

 

10.   Road Access - Connections to Carrison Drive and Potter Drive

 

Minto’s Initial Proposal

 

Minto proposed that there be roadway connections to Carrison and Potter Drives to provide a link from Mahongany Community to Manotick Estates. 

 

Community Concerns

 

 

 

Staff Response

 

The connections to Carrison and Potter Drives will provide for pedestrian and cycling links and not for traffic. 

 

B.  THE DEVELOPMENT CONCEPT PLAN AND CONSISTENCY WITH THE MANOTICK SECONDARY PLAN

 

The Development Concept Plan, as revised, is consistent with the objectives in the Manotick Secondary Plan as demonstrated in the following table.

 

Secondary Plan Section 3.7.2.2

How the DCP is consistent with the objectives

Primary Objectives

 

1.   To preserve and maintain the quality and character of life enjoyed by the people who live or work in Manotick

Development phasing is tied to provision of infrastructure.

Natural features are preserved and incorporated into the village.

The parks and open space system is linked to the rest of the village.

The range of housing units is provided to meet the needs the of community.

Secondary Objectives

 

1.   To have regard to Federal, Provincial policies inasmuch as they apply to a Village;

DCP is consistent with Provincial Policy Statement:

  • The DCP provides an efficient land use pattern and an appropriate mix of residental uses.

2.   To provide policies to conform with the Ottawa Official Plan

Conforms with Official Plan policies: 

  • Rural development is to be focused in villages, 
  • The village remains rural in character,
  • A wide range of housing forms are permitted.

3.   To provide for the periodic review of this Plan and its performance not less frequently than each five (5) years and to take action as deemed appropriate where the Plan’s performance is proceeding in a manner which is not consistent with the Primary Objective;

The indicators listed in Secondary Plan are:

  • Rate of growth,
  • Facilities required to service growth (schools, parks, recreation),
  • Capacity to provide recreation programs,
  • Capacity of road network to accommodate growth,
  • Other indicators deemed appropriate by Council.

 

The five-year review has not been completed, however the background studies completed to support the DCP, provide updated information on the indicators as required by the performance review.   This provides the information base for decision-making that is required by the Plan.

4.   To conserve Manotick’s natural resources and to encourage their preservation;

The land-use plan preserves the significant woodlots, stream corridors and the pond.

5.   To provide for the preservation and/or acquisition of the Rideau River shoreline and its availability for public enjoyment;

N/A  -  Mahogany Community does not have frontage on the Rideau River.

6.   To conserve and enhance Manotick’s heritage resources and the Village’s identity and character as an historic town on the Rideau Canal National Historic Site, a Canadian Heritage River;

Architectural and design guidelines are provided to ensure future development is compatible with village character.

7.   To protect and enhance the environmental quality of the Rideau Canal (River), a Canadian Heritage River, by encouraging shore land property owners to naturalize their shore lands in the interests of improving water quality and to re-establish the natural appearance of the Rideau Canal shore land;

N/A  -  Mahogany Community does not have frontage  on the Rideau River.

8.   To provide a strategy for the provision of infrastructure to Manotick;

The Secondary Plan requires central sewer and water services.  A Master Servicibility Study is provided to implement this.

9.   To provide safe, convenient and pleasant pedestrian and cycling routes throughout the Village;

Pedestrian and cycling links are provided throughout the community that connect to the village.

10.   To ensure compatibility of any new development or redevelopment with the existing community and its established character in terms of the type, scale and built form of the new development or redevelopment;

Larger lots and buffers are provided adjacent to existing communities. 

Architectural and design guidelines are provided to ensure future development is compatible with village character.

11.   To protect and enhance the commercial functions of the Village core;

No commercial development is proposed in the Mahogany Community – commercial uses are directed to the village core.  The additional development will support the village core.

12.   To provide adequate opportunity for jobs and housing in the overall community in a manner that is desirable for a Village and consistent with the community’s Vision;

A mix of housing units is provided throughout Mahogany Community.

13.   To provide recreation and leisure facilities that are conveniently located and accessible to all residents;

The land-use plan provides for a parks and open space network that connects to the rest of the village.

14.   To provide for an orderly growth and development strategy within the Village; and,

Development will occur in phases and will depend on the provision of infrastructure.

15.   To provide an adequate mix of housing in the Village as a whole as opposed to any one residential neighbourhood or new development area.

A mix of housing units is provided – up to 25 per cent of the Mahogany Community will be semis, linked bungalows, small singles and townhomes.

 

Document 4, the Background Report,  was prepared by Minto in support of the DCP and is provided for information and is a summary of the contextual, historical, transportation and environmental information  for the DCP.

 

OFFICIAL PLAN AMENDMENT

 

While the DCP is consistent with the primary and secondary objectives of the Secondary Plan, the proposed development deviates from some of the policies in the Secondary Plan.  As a result an Official Plan amendment is required to implement the DCP.   The Official Plan amendment proposes to amend policies related to:

 

 

 

 

 

 

All of these issues have been discussed in the Analysis and are summarized below.

 

1.   Village Growth

 

Section 3.7.2.3 of the Secondary Plan states “Allow the area of the village to be serviced on central services to gradually grow to accommodate 2000 housing units and up to 2000 jobs by the year 2020 guided by the growth management policies of this plan.”  This policy is being amended to tie the pace of growth to the provision of infrastructure.  In particular, the developer will be required to demonstrate that transportation capacity exists and mechanisms are in place to maintain the City's approved level of service operating standard prior to the approval of zoning to support development. 

 

2.   Future Development Area

 

Since there is no transportation infrastructure identified to support the development in Phases 6 and 7, these phases will be designated as 'Future Development Area' .  An Official Plan Amendment supported by the necessary studies, including transportation, will be required to allow development on these lands.

 

3.   Density and Type of Units

 

The Secondary Plan is being amended to allow for a mix of housing units to be permitted in the Mahogany Community to include multiple units (semis, linked bungalows, small singles and town homes).  However, the multiple units will be required to blend into the neighbourhoods and not be in large concentrations.

 

4.   Serviced Development Area Development Plan

 

The Secondary Plan required the preparation of a Development Concept Plan.  Now that this has been completed, the requirement will be removed.

 

5.   Schedule B

 

Schedule B has been added to the Secondary Plan to provide a detailed land use plan for the Mahogany Community.  The conceptual designations on Schedule A for these lands have been replaced with a reference  to "See Schedule B".   Schedule B for the Magohany Community is based on the detailed studies and it implements the land use plan in the DCP.  The plan provides for:

 

 

 

 

 

 

 

 

 

 

 

 

6.   Village Environmental Management

 

The Secondary Plan is being amended to add policies to protect the Natural Environment Area designated on Schedule B.  It is the intention of the Plan that the City secure these lands to preserve them for the community. 

 

7.   Village Open Space and Recreational Areas Policies

 

In association with Schedule B, the policy is being revised to indicate that “Lands identified on Schedule B to this Amendment shall be retained as Natural Environment Area.” 

 

A new policy is being added to Section 3.7.2.8 (2) (e) to protect the Pond - a small area of natural greenspace around the pond in the south-east portion of the Mahogany Community, as a neighbourhood amenity and seasonal wildlife habitat.  The permitted uses in this land-use category include trails and pathways. The location and design of any trails or pathways must be approved by the City and the Rideau Valley Conservation Authority.

 

8.   Definition of Gross Residential Hectare

 

The definion of Gross Residential Hectare in Section 3.7.2.5 policy 2  e) includes "Significant Woodlot".  The term "Significant Woodlot" in the Secondary Plan is being replaced by "Natural Environment Area". 

 

The proposed Official Plan Amendment is attached as Document 1 to this report. 

 

 

CONCLUSIONS

 

Staff are recommending that the Official Plan Amendment to the Manotick Secondary Plan and the Development Concept Plan for the Mahogany Community be approved.  Key points:

 

 

 

 

 

 

 

 

 

ENVIRONMENTAL IMPLICATIONS

 

The significant woodlot - NESS 506 and the Candidate ANSI are preserved as natural areas. 

 

Stream setbacks of 30 metres are required for all streams except for Mud Creek where a 50‑metre setback is required as recommended by the Natural Resource Impact Report submitted to support the development.

 

The street pattern for Mahogany Community will be a modified grid maximizing east-west streets, which facilitates solar access for new housing. 

 

OC Transpo has commented that the mix of housing types contributes to a more transit-oriented community.  The additional population, resulting from this proposal, will contribute to improved levels of transit service for the remainder of the community.

 

RURAL IMPLICATIONS

 

This report relates to a Secondary Plan for a village in the rural area.  The development of the Mahogany Community will be on the basis of central sewer and water as required by the Manotick Secondary Plan.  Central servicing provides an opportinity to provide for a range of housing opportinities which will benefit the whole community, especially young families starting out and seniors who wish to downsize and stay in the community.  Emphasis has been placed on complementary village character in the design of development in the area.

 

CONSULTATION

 

During the preparation of the DCP Minto held six meeting with community leaders to obtain input and to review the work as it progress on the plan.  The community leaders included representatives from A.Y. Jackson Park Group, Councillor Brook's office, City of Ottawa, First Line Community Association, Kiwanis Club of Manotick, Knox Presbyterian Church, Manotick Action Group, Manotick Art Association, Manotick Business Improvement Area, Manotick Classic Boat Club, Manotick Community Association, Manotick Secondary Plan Committee, Ottawa Forest and Greenspace Advisory Committee, Ottawa South United Soccer Association, Rideau Senior's Centre, Rideau Township Historical Society, Rural Pathways Project, St James Anglican Church, St. Leonard's Catholic Church, Watson's Mill, West Manotick Community Association, and other public members at large.

 

Two meetings were held with landowners who owned property within the study area (the area designated Serviced Development Area in the Secondary Plan).

 

One meeting was held with the Manotick Parks Needs Working Committee to discuss parks and recreation for the Mahogany Community and the village as a whole. 

 

There were a number of opportunities where the public had a chance to provide input/comments.

 

Public Meeting and Open House - March 3, 2007 - Manotick Arena

·        Minto presented exisiting conditions and three concepts for review and discussion

 

Community Meeting  - June 27, 2007 - St Mark's High School

·        Minto presented proposed Official Plan Amendment and DCP

 

Technical Circulation - July 24, 2007

·        The Official Plan Amendment and DCP were circulated to affected parties (community associations and property owners within 120 metres) for comments

 

Community Meeting  - October 30, 2007 - Tudor Hall

·        staff presented the City's initial reations to the Minto’s initial proposal

 

 Ottawa Forests and Greenspace Advisory Committee (OFGAC) Meeting - November 26, 2007

·        Minto presented their response to the City's initial reactions

·        the Community was invited to provide comments

 

Rural Issues Advisory Committee (RIAC) Meeting - November 27, 2007 - Nepean Sportsplex

·        Minto presented their response to the City's initial reactions

·        the West Manotick Community Association presented their concerns regarding the proposed development

·        the Community was invited to provide comments

 

Notice of this application was carried out in accordance with the City's Public Notification and Consultation Policy. The Councillors are aware of this application and the staff recommendation.  The City has received more than 200 letters/e-mails from members of the community who are opposed to the Mahogany Community proposal and the amendment to the Manotick Secondary Plan that is required to implement the DCP.

 

The responses to the circulation provided by OFGAC and the West Manotick Community Association,  the public, Brian Miller and Mike O'Neil (Manotick Community Association are provided in Document 3. 

 

FINANCIAL IMPLICATIONS

 

Minto Developments will be required to pay for the cost of extending sewer and water services to the Mahogany Community and the emplacement of local servicing components through the subdivision process.  The capital cost of stormwater management facilities will be recovered through an area-specific charge applied against the benefiting area.  Other growth-related infrastructure capital costs, such as roads associated with this specific geographical area, will be reviewed and several methods will be considered for the recovery of servicing costs.  The new detailed infrastructure cost requirements for roads will be identified in the Transportation Master Plan (Section 2.3), and in the Master Servicing Plan (Section 2.4) for water and wastewater, of the DCP.

 

The significant woodlot is designated as Natural Environment Area.  It is the intention of the Plan that the City acquires these lands to preserve them for the community subject to all of the policies of Section 3.2.2 and 5.2.1 of the Official Plan.  Once the appropriate mechanism to secure the land is confirmed, the approach will be subject to Corporate Services and Economic Development Committee and City Council approval. 

 

Future operating impacts will be born by the City but are currently unavailable at this time.

 

SUPPORTING DOCUMENTATION

 

Document 1      Official Plan Amendment _

Document 2      Mahogany Community Development Concept Plan (issued separately and filed with the City Clerk)

Document 3      Comments received from the circulation

Document 4      Mahogany Harbour Background Report (issued separately and filed with the City Clerk)

 

DISPOSITION

 

The Planning, Transit and the Environment Department will issue the Notice of Decision within the 20-day appeal period for Amendment __.

 

OFFICIAL PLAN AMENDMENT                                                                         DOCUMENT 1

 

 

 

 

 

 

 

 

Official Plan Amendment XX

Modification du Plan directeur XX

 

To the Official Plan for the City of Ottawa, Annex D, Volume 2C, Village Plans, Manotick

 

INDEX                                                                                                                                      PAGE

 

The Statement of Components                                                                                                             

 

Part A - The Preamble

Purpose                                                                                                                                               

Location                                                                                                                                              

Basis                                                                                                                                                   

 

Part B - The Amendment

Introductory Statement                                                                                                                        

Details of the Amendment                                                                                                                    

 

Schedule A – Amendment to Village of Manotick Land Use Plan - Schedule A                                    

 

Schedule B –Land Use Concept Plan for the Mahogany Community - Schedule B                                

 

Schedule C – Phasing for Mahogany Community – Schedule C                                                            

 

STATEMENT OF COMPONENTS

 

PART A - THE PREAMBLE does not constitute part of this amendment.

 

 

PART B - THE AMENDMENT, the following text and map constitutes Amendment No. XX to the Official Plan for the City of Ottawa, Annex D, Volume 2C, Village Plans, Manotick.

 

 

PART A - THE PREAMBLE

 

 

PURPOSE:

 

The Village Plan for Manotick requires a comprehensive development concept plan for lands designated “Serviced Development Area”. As a result, the Mahogany Community Development Concept Plan (DCP) was prepared, which includes supporting studies for the lands.  In order to implement the DCP, an amendment to the Manotick Secondary Plan is required. The purpose of this amendment is to provide additional policies for the area designated Serviced Development Area in the Village Plan for Manotick. Specifically the Amendment does the following:

 

1.      Revises Schedule A to the Secondary Plan for Manotick by replacing designations within the Serviced Development Area with a notation  “See Schedule B”;

2.      Adds Schedule B to the Secondary Plan – a land use plan for Mahogany Community

3.      Adds Schedule C to the Secondary Plan – Phasing for Mahogany Community

4.      Makes reference to the Mahogany Community Development Concept Plan that will be used for the basis of planning and development;

5.      Revises the growth management policies so that the phasing of development in Manotick is based on the provision of infrastructure rather than a date in the plan. Provides phasing policies for the Mahogany Community that are tied to infrastructure triggers;

6.      Provides a new designation, Future Development Area, for lands where development will not be permitted until there is a transporation solution in place to accommodate development on these lands and an amendment is adopted by City Council; 

7.      Amends policy 2(g) of Section 3.7.2.5 “Housing in the Village” policies, specifically to permit multiple residential units in the Mahogany Community;

8.      Provides additional policies to reflect village character, natural environment areas, and stormwater management areas;

9.      Amends policy 2(c)(i) of Section 3.7.2.8 “Village Open Space and Recreational Areas” policy to reflect the lands designated “Natural Environment Area” as per Schedule B to this Amendment; and

10.  Amends policy 2(e) of Section 3.7.2.5 “Housing in the Village” to include Natural Environment Areas in the definition of Gross Residential Defined.

 

 

LOCATION:

 

The lands affected by this amendment are legally described as Part of Lots 4 and 5, Concession A (Broken Front) Geographic Township of North Gower, City of Ottawa. The property constitutes approximately 194 hectares within the Village of Manotick boundary.  The property is bounded on the north by the existing residential area of Potter Drive, Watterson Street, and Carrison Drive; to the south by Century Road; to the east by Manotick Main Street; and to the west by First Line Road and Mud Creek.

 

BASIS:

 

The Council Approved Village Plan for Manotick designates the lands legally described as Part of Lots 4 and 5, Concession A (Broken Front) Geographic Township of North Gower City of Ottawa, as Serviced Development Area.  The Village Plan requires a comprehensive development concept plan to be prepared for the entire area before development can occur that will facilitate the logical phasing of development in the area (the integration of transportation links, parks and open space, schools and pedestrian links and stormwater) and that will form the basis for various, subsequent plans of subdivision.  All development shall be on the basis of central water and wastewater services. Following a thorough and comprehensive review, the Mahogany Community Development Concept Plan was prepared. It provides the basis for this amendment and proposes development that will utilize serviced lands more efficiently; provide a variety of housing for existing and future Village residents; provide linkages and connectivity; and protect natural features. 

 

Permitting slightly higher density forms of development supports transit and makes efficient use of land, while still maintaining the village character.  This amendment to the Official Plan for the City of Ottawa, Annex D, Volume 2C, Village Plans entitled “Manotick Official Plan Amendment #3 Former Township of Rideau” enables the future development of the Mahogany Community in the Village of Manotick.

 

This amendment is consistent with the 2005 Provincial Policy Statement and the Official Plan for the City of Ottawa and conforms to the objectives and principles of the Village Plan.

 

PART B - THE AMENDMENT

 

All of this part of the document entitled Part B - The Amendment, consisting of the following text and attached map, constitutes Amendment No. XX to the Official Plan for the City of Ottawa, Annex D, Volume 2C, Village Plans, Manotick.

 

DETAILS OF THE AMENDMENT

 

The Official Plan for the City of Ottawa, Annex D, Volume 2C, Village Plans, Manotick entitled “Manotick Official Plan Amendment #3 Former Township of Rideau” is hereby amended as follows:

 

ITEM 1:     The area indicated on the attached Schedule A, is amended by replacing designations within the Serviced Development Area with a notation  “See Schedule B”.

 

ITEM 2:     A new Schedule B, Land Use Plan – Mahogany Community, is added to the Secondary Plan and forms part of this Amendment.

 

ITEM 3:     A new Schedule C, Phasing Plan – Mahogany Community, is added to the Secondary Plan and forms part of this Amendment

 

 

ITEM 4:     Policy C(1) of Section 3.7.2.3 Village Growth Management Policies, is amended by replacing the existing policy with the following:

 

1.   Village Growth

The growth management policies will require that growth be carefully managed to ensure that the infrastructure is in place to support new development in the village.  The development of the Mahogany Community as shown on Schedule B will be phased based on the provision of infrastructure as stated in policy 2(g) (vi) of Section 3.7.2.5.”

 

ITEM 5:     Section 3.7.2.3 (C) is amended to by adding a new policy 5) as follows:

 

"The lands designated Future Development Area currently cannot be supported by any transportation solution.  Development of these lands will be frozen until there is transportation solution to accomodate development on these lands.  A public process in the form of an Official Plan amendment will be required to permit development.  The amendment shall be supported by a Traffic Impact Study to demonstrate that the road system in Manotick can accomodate additional development." 

 

ITEM 6:     Policy 2(g) of Section 3.7.2.5, Serviced Development Area Conditions, is amended by replacing the existing policy with the following:

 

g)   Mahogany Community  Conditions

 

The lands designated on Schedule B, Land Use Plan – Mahogany Community,  shall be developed in accordance with the following conditions:

 

i)                 All development shall be on the basis of central water and wastewater services;

ii)                A comprehensive Development Concept Plan as approved by the City of Ottawa will be used as the basis for the approval of subsequent plans of subdivision, site plans and zoning;

iii)              The location of land uses will be in accordance with Schedule B;

iv)              Notwithstanding Policy C. 3) of Section 3.7.2.3, multiple family housing will be permitted in the Mahogany Community as shown on Schedule B;

v)               In addition to policies 2 a) to d) of Section 3.7.2.5 concerning Residential Densities, the following additions will be permitted in the Mahogany Community which is shown on Schedule B:

a.       Single Family (Low Density)will provide for approximate lot sizes of 22 m x 50 m.

b.      Single Family (Moderate Density) areas may have a density up to seven units per gross residential acre (i.e. up to 16 units per gross residential hectare).

c.       Mixed Residential areas may have a density of up to 14 units per gross residential acre (i.e. up to 35 units per gross residential hectare), and consist of singles, street townhouses, semi-detached, linked bungalows, terraced homes and multiple clusters provided no more than 25% of the total residential units on the lands shown conceptually on Schedule B to this Amendment  are Mixed Residential.  Mixed Residential shall be integrated into the overall residential development.

 

vi)                 The level of development and the phasing of  the Mahogany Community will be dependant on the provision of local and regional transportation infrastructure.  It has been projected that the Strandherd/Armstrong Bridge will create additional capacity in the future to support the development.  The developer will be required to demonstrate this capacity and how to achieve the City’s approved level of service operating standard.  The release of phases and dwelling units is dependant on the demonstration of capacity to support it.

 

The total amount of development in the Phases 1 to 5 as shown on Schedule C shall not exceed 1,400 dwelling units to be phased in accordance with the following phasing policies:

 

Phase 1

Detailed traffic impact studies, including a before and after study of the impact on the Strandherd/Armstrong Bridge, will be required to demonstrate there is capacity in Manotick to accommodate the development at the City’s approved level of service operating standard.  However, if the developer wishes to proceed with a portion of Phase 1 without the implementation of the Strandherd/Armstrong Bridge, it must be demonstrated through detailed traffic studies, approved by the City, that there is capacity in Manotick to accommodate the development at the City’s approved level of service operating standard.

 

Zoning amendments to permit the development in Phase 1 must be supported by traffic impact studies to indicate that capacity exists in the village to support the development and how the constraints to transportarion capacity have been alleviated.

 

The traffic impact studes will be supported by studies to demonstrate how capacity is being created to support the development.   Depending on the timing of development (particularly related to the Bridge), the list of studies may include:

 

·        Feasibility/desirability of prohibiting heavy truck traffic on Bridge Street;

·        Action on access to the south island as per Bridge Street Intersection and Access Review Study (Delcan 2006);

·        A traffic operations study of Bridge Street and Main Street corridors;

·        A parking study of the core.

 

It shall be the responsibility of the developer to fund or wait for City implementation of the require transporation improvements.

 

Phases 2 to 5 -   Like Phase 1, the development of Phases 2 to 5 also depends on the timing of the Strandherd-Bridge and its impact on the transportation network.  The zoning amendments for each phase(s) of development will be supported by Traffic Impact Studies which include/consider the following:

 

·        A traffic impact study which must include a wider network reaching northward to the future intersections on each side of the Strandherd-Armstrong Bridge;

·        Field survey and verification of the actual intersection capacity and operation in the field; 

·        Comments regarding the southeast and southwest sector transportation network development.  Issues related to the Southwest Transitway, North-South Light Rail and major roadway modifications, such as Limebank Road and Prince of Wales Drive, need to be monitored with the identification of actual infrastructure timing as part of the justification for all significant development in this area of the city;

·        Depending on the timeframe of each phase, it shall be the responsibility of the developer to fund or wait for City implementation of the following local modifications (subject to change depending on the results of the required studies and verifications):

 

o       A wider analysis of the transporation network reaching northward to the future intersections on each side of the Strandherd-Armstrong Bridge;

o       Signalization of the Bankfield/First Line Road intersection and provision of the required turn lanes;

o       Potential modifications to the Bankfield Road/Prince of Wales intersection (if warranted);

o       Widening of Bankfield Road to four lanes from First Line Road west to Prince of Wales Drive;

o       An additional turn lane and approach lanes, as identified/required at both the Bankfield/First Line Roads and Bankfield Road/Prince of Wales Drive intersections;

o       Consideration of the need to connect the East-West Collector to First Line Road in order to minimize the site traffic impact on Manotick Main Street;

o       A pedestrian/cyling or mulit-use path connection to Potter Drive and Carrison Drive;

o       An east-west Collector Road link to First Line Road, if not provided/required at Phase 3.

.

vii)               The proposed development shall reflect the village character as detailed in the Community Design Guidelines contained in the Development Concept Plan.

viii)              The Natural Environment Area illustrated on Schedule B to this Amendment will be subject to Section 3.7.2.8 (d).

ix)                 The Stormwater Management Ponds shown conceptually on Schedule B, the precise location of which will be determined at the detailed design stage.

 

ITEM 7:     Policy 2c i. of Section 3.7.2.8, “Natural Area”, is amended by deleting the following text:

"The area between the east and west branches of the Wilson Cowan Drain located north of Century Road East shall be retained as a natural area;"  and replacing it with:

 “Natural Environment Area”

“Lands identified on Schedule B shall be retained as Natural Environment Area.”

 

 

ITEM 8:     Section 3.7.2.8 (2) is amended to by adding a new policy d) as follows:

The site designated Natural Environment Area in the Manotick Secondary Plan is subject to all of the policies of Section 3.2.2 and 5.2.1 of the Official Plan, including the need for an Environmental Impact Statement (EIS) within 30 metres of the boundary of the Natural Environment Area;

·        The City and the developer enter into negotiations for the City to secure the property and retain it in its natural state;

·        By 2011, if the City and the developer have not reached agreement on securing the property, the developer will complete an EIS of development within the Natural Environment Area to demonstrate that development that could occur and still meet the test of the Provincial Policy Statement.  The City will amend the Manotick Secondary Plan to change the designation of the Natural Environment Area based on the outcome of the EIS.

·        Any development potential (over and above the 1,400 dwelling units permitted in Phases 1 to 5) arising from the approval of an EIS will be added to the “Future Development Area”.

 

ITEM 9:     Section 3.7.2.8 (2) is being amended to add a new policy e) as follows:

                  Neighbourhood Amenity:

A small area of natural greenspace will be retained around the pond as a neighbourhood amenity and seasonal wildlife habitat.  The permitted uses in this land use category include trails and pathways. The location and design of any trails or pathways will need to be approved by the City and the Rideau Valley Conservation Authority.

 

ITEM 10:   Section 3.7.2.5 policy 2  e) Gross Residential Defined is amended by replacing the text with the following:

“Gross residential” refers to a unit of land, either an acre or hectare, designated for residential development on Schedule A, and does not include lands designated as “School”, “Parks and Open Space”, “Watercourse and Development setbacks”, “Natural Environment Area” or “Stormwater Management Ponds”.

 

 

SCHEDULE “A” – see Schedule A to this Amendment.

 

SCHEDULE “B” – New Schedule B - Land Use Plan for Mahogany Community

 

SCHEDULE “C” – Phasing Plan for Mahogany Community

 

COMMENTS RECEIVED FROM THE CIRCULATION                                         DOCUMENT 3

 

Responses to the Circulation

 

Document 3 summarizes the detailed comments received from Ottawa Forests and Greenspace Advisory Committee (OFGAC), Rural Issues Advisory Committee (RIAC), the West Manotick Community Association; First Line Neighbourhood Association, the public (technical circulation); Brian Millar and Mike O’Neil (Manotick Community Association).

 

A)   COMMENTS FROM OTTAWA FORESTS AND GREENSPACE ADVISORY COMMITTEE

 

OFGAC provided the following recommendations in response to the City's circulation for comments:

1.   Retain as a Natural Environment Area the Candidate ANSI, Manotick Drumlin Forest, the NESS Area 506. 

 

Staff Response

The candidate ANSI, Manotick Drumlin Forest, the NESS Area 506 are designated as Natural Environment Area. 

 

2.   Retain Community 12 to protect Mud Creek wildlife corridor and preserve the functions and features within the coniferous plantations. Relocate the proposed storm water management pond.

 

Staff Response

Forest cover within the meander belt of Mud Creek will be retained.  A tree preservation plan will be required to minimize the impact on Community 12. 

 

3.   Retain and preserve the butternut trees identified within the property. Incorporate these into the overall development plan. For every butternut tree removed, add ten new replacement butternut trees.

 

Staff Response

Most of the butternut trees are protected as they are within the Natural Environment Area designation.  In other areas, butternut trees will be transplanted or replaced with new trees.  MNR has recommended that the Ostry method be used for butternut trees within the property; mature trees replaced at 10:1, immature at 5:1, and saplings at 1:1.

 

4.   Place an emphasis on maintaining or enhancing the riparian vegetation along each watercourse, maintain the majority of the mature forests and include the mature hedgerows in the proposal for the property.

 

Staff Response

The water sources will have a development setback, which allows for maintain riparian vegetation.  All subdivision applications will be supported by a tree preservation and planting plan.  Mitigation measures are proposed and will be determined detailed design stage.

 

5.   Enhance the watercourse corridors on site with native trees and shrub species to replace lost scrubland and hedgerow habitat and provide up to 60 m wide wildlife corridors.

 

Staff Response

The watercourse setbacks are 60 metres (30 metres on each side of the stream from high water).  Mud Creek has a wider setback of 50 metres on each side of the stream.  Enhancement has been proposed as mitigation.

 

6.   Protect the watercourses from the impacts of developments with a 60 m buffer zone. (The original Village of Manotick Land Use Plan – Schedule A called for a minimum of 30 m development setback along all of its watercourses.)

 

Staff Response

The watercourse setbacks are 60 metres (30 metres on each side of the stream from high water).  Mud Creek has a wider setback of 50 metres on each side of the stream.

 

7.   Protect the forested areas from the impacts of developments with a 15 m buffer zone, starting from the woodlot’s edge tree drip zone to the property line of the development (residential, commercial, roads, infrastructure).

 

Staff Response

An Environmental Impact Statement will be required for all subdivision applications within 30 metres of the Natural Area (Significant Woodlot).  The EIS will determine the buffer zone required to mitigate the impact on the natural feature.

 

8.  Introduce oversized culverts whenever crossing the watercourses, to provide passage for wildlife under community roads.

 

Staff Response

Oversized culverts will be required whenever crossing the watercourses to provide passage for small mammals and amphibians

 

9.   Retain all of community 5 and community 9, not only what is adjacent to the Wilson-Cowan Drain tributary. These communities provide mature forest habitat and form part of the wildlife corridor.

 

Staff Response

All of community 5 is designated as Natural Environment Area.  Community 9 has not been identified as being significant and has not been designated as a Natural Environment Area.

 

10.  No construction be permitted through the ANSI for any infrastructure requirements, including storm trunks to ponds.

 

Staff Response

The DCP provides for alternative stormwater solutions that would avoid crossing the candidate ANSI.

 

11.   Walking paths throughout the ANSI should not be permitted.

 

Staff Response

The Pedestrian and Recreational Pathways have been revised, the paths are not shown through the candidate ANSI. . The location and design of all trails are required to be reviewed and approved by the City of Ottawa and the RVCA.

 

12.   Amend Schedule A of the Village of Manotick Secondary Plan to preserve and protect all of the ANSI, NESS Area 506, significant mature woodlots, the endangered butternut trees and the spring fed pond.

 

Staff Response

Schedule B, the land use plan for Mahogany Community designates the significant woodlots as a Natural Environment Area.  The pond will be protected as a neighbourhood amenity and seasonal wildlife habitat.

 

13.   Maintain or enhance a minimum of 30 m naturally vegetated buffer zone or, ‘no touch’ zone from the high water mark for all lands surrounding Mud Creek.

 

Staff Response

The Plan requires a 50 m setback from Mud Creek.   The DCP provides for 60 m minimum wildlife corridors along streams with enhanced planting.

 

 

B)   COMMENTS FROM RURAL ISSUES ADVISORY COMMITTEE – Motions from   Meeting of November 27, 2007

 

Motion  # 1

Whereas the need for development lands in rural Ottawa is identified as required to provide for an estimated 30,000 individuals by the year 2028,

 

And whereas this would represent approximately 8,500 separate single family homes,

 

And whereas the City has embarked on an infill plan which by definition suggests the preclusion of large scale rural development at this time,

 

And whereas the present suburban road and transit infrastructure will not support any major expansion of the rural residential market,

 

THEREFORE, BE IT RESOLVED that it is hereby recommended that no village should exceed the growth in their area by more than 3 percent on an annualized basis,

 

AND BE IT FURTHER RESOLVED that it is further recommended that before as growth of five years allowed is permitted that an infrastructure review be completed by the City and should schools, roads, emergency services, recreation and parks be found to be less than the standards acceptable to that community’s standards, that until these infrastructures are brought up to requirements that no further housing developments be permitted.

 

Staff Response

The best way to control the amount of growth is to plan a village for 10 years by designating only enough land for 10 years.  Growth occurs unevenly, so to limit pace, the City could designate sufficient land to accommodate 3% growth per year over a 10 year time period. 

 

In the case of Manotick, the Serviced Development Area has been planned for development for a long time.  The 1992 Rideau Official Plan designated the village boundary and the 2001 Manotick Secondary Plan provided a detailed land use plan that permitted development.  Therefore, it is too late to reconsider how much land should be designated for development within the village.

 

Motion  # 2

WHEREAS it is recognized that the extension of central services to the rural areas of Ottawa is not cost effective,

 

AND WHEREAS the new technologies for waste water treatment have been proven and are acceptable to the provincial Ministry of the Environment,

 

AND WHEREAS the City of Ottawa has started to embrace these new technologies,

 

THEREFORE, BE IT RESOLVED that it be recommended that the City of Ottawa further examine and utilize these onsite technologies to treat wastewater from rural villages of Ottawa

 

AND BE IT FURTHER RESOLVED that it be recommended that no future expansion of the City’s central services be undertaken as a preferential solution for any rural area of Ottawa and that the City of Ottawa should use as a first option a local onsite solution for any identified needs and future developments.

 

Staff Response

Section 2.3.2 of the Official Plan requires a comprehensive servicing study which evaluates a range of servicing options, including costs and benefits, and public water and/or wastewater services to support growth in villages.  The City implements alternative services where studies demonstrate that those services are the best solution – such as recently at the Carp Airport and in the Shadow Ridge subdivision in Greely. 

 

For Manotick, a Servicing Options Study was completed that evaluated a range of options including, a new treatment plant to be located in Manotick with discharge into the Rideau River, a series of communal sewage treatment facilities that would discharge into large tile fields, and a central sewage pumping station connected via forcemain to the West Rideau Collector.  The Manotick Secondary Plan implements the findings of the Servicing Options Study and requires new development to be on the basis on central services.

 

C)   COMMENTS FROM THE WEST MANOTICK COMMUNITY ASSOCIATION

 

The West Manotick Community Association has been very vocal in their opposition to the Mahogany Community proposal that has been put forward by Minto.  The Official Plan amendment  and proposed Mahogany Community Development Concept Plan were circulated for comments.  The West Manotick Community Association responded with a 40+ page response to indicate their concerns.

 

1.     The Mahogany Community Development Concept Plan is contrary to both the spirit and the intention of the Manotick Secondary Plan.

 

Staff Response

As disussed in the report, the Development Concept Plan is consistent with the primary and secondary objectives that are set out in the Manotick Secondary Plan.  

 

2.     Any changes to the Secondary Plan should involve meaningful community input.

 

Staff Response

The consultation process as described below in the Consultation section of this report indicates that there were many opportinities to provide community input.  There were many issues/concerns raised by the community during the consultation process.   As discussed in the report the plan has been revised to address the concerns raised.

 

3.      The amendment is not needed to meet the village's or the City's growth goals for the forseeable future.

 

Staff Response

The lands within the village boundary have been planned for development for a long time.   The village boundary was established in 1992 and the Manotick Secondary Plan provides a land use plan for the development of these lands.   These lands represent 10 % of the expected growth in the rural area.

 

4.  Added traffic burden associated with doubling the population of the village.

 

Staff Response

Many safegueards have been included in the Plan to ensure that future development is phased according to the provision of infrastructure.

 

5.    The proposal creates a risk for the reduction in the provision and maintenance of acceptable levels of Fire, Paramedic and Police services in the village.

 

Staff Response

Police, Fire and Paramedic Services have indicated that do not see a significant concern for public safety nor would the proposed development cause concerns for emergency response.

 

6.     Decreased accessibility of Manotick's citizenry to recreational facilities.

 

Staff Response

The DCP provides an  open space system that  includes parks, pathway systems and schools to address the needs of the new community.  The provision of indoor recreational facilities will be guided by Parks and Recreation's Community Infrastructure Strategy and Project Listing. A large complex, strategically located just north of Manotick and south of Barrhaven is planned to service the indoor recreational needs (twin pad arena, pool and full service community centre) of new residents in Manotick and the new Barrhaven South area.

 

7.     Potential negative impact on businesses in the village core.

 

Staff Response

There is concern that the Mahogany Community will facilitate the approval of the Trinity "big box" Official Plan amendment application outside of the village.  However, the Official Plan directs commercial uses to the village and additional development in Manotick will help to support existing (and new) businesses in the core.

 

8.    Unacceptable transition in density of housing between existing portions of the village and the proposed development.

 

Staff Response

The DCP provides for transition from the existing development by larger lots (bordering Manotick Estates) or by providing 6 m buffers from existing development (along Manotick Main Street).

 

9.     Failure to make appropriate accommodation for the conservation and enhancement of all significant natural elements of the development lands.

 

Staff Response

All of NESS 506 is designated as a Natural Environment Area.  The pond is protected as a neighbourhood amenity and seasonal wildlife habitat.

 

10.  Potential negative impact on the opportunity for revitalization and intensification of the village core.

 

Staff Response

The DCP provides for a mix of housing units in the Mahogany Community – up to 25 % of the Mahogany Community will be semis, linked bungalows, small singles and townhomes.   Range of housing units is a benefit to meet the needs of all age groups; young people starting out and seniors who want to down size but stay in the village.

 

Since there is little vacant land in the village core (3.24 hectares), there is very limited potential for the type of multi unit development proposed in the Mahogany Community, semis, linked bungalows, small singles and townhomes, so the development will not compete with the redevelopment of the village core.  

 

D)   RESPONSE BY THE FIRST LINE NEIGHBORHOOD ASSOCIATION

 

The First Line Neighborhood Association (FLNA), is not opposed to Minto Developments Inc., (Minto) development in the Manotick Development

Concept Plan area (DCP). However, the FLNA is concerned development be done responsibly in order to prevent adverse conditions on the existing neighborhood. The FLNA also desires to maintain the residential character of First Line Road according to the ideology outlined in the Manotick Special Design Area (SDA) Development Concept Plan. Thus, we provide comments below regarding the Official Plan Amendment Proposal to the Manotick Secondary Plan.

 

1. Density

a. We do not believe the current DCP is “an improvement to the Secondary Plan .

b. We agree with the majority of Manotick residents (and surrounding community)

as well as other Manotick organizations that the proposed density of the

Mahogany Community will be a burden on local roads and will decrease traffic

safety.

c. We do not believe Minto’s assertion that the Manotick Secondary Plan as written

is a “dysfunctional plan.” The Secondary Plan intended to limit growth to 250

homes.

d. As such, we do not support the Amendment to the Manotick Secondary Plan

that, in part, proposes, “Development will be permitted up to a total of 2,800 units

to the year 2020 including the Serviced Development Area.”

e. We do believe the proposed density would fail to meet the primary objective of

the Secondary Plan to preserve and maintain the quality and character of the life

enjoyed by the people who live or work in (and around) Manotick.

f. We also believe the Secondary Plan, as worded, should ensure the Village’s

housing stock continue to consist primarily of single family detached housing

while allowing for a limited range of multiple family housing which shall locate in

the Village Core.

g. As such, we do not support the Amendments to the Manotick Secondary Plan

that would allow “Multiple Residential” development within the DCP and allow up

to 25% of the multiple family housing units in the DCP.

 

2. Traffic Safety

a. It is anticipated First Line Road will experience additional traffic load from the

planned 200+ homes in the Manotick Special Design Area (SDA). Additional

traffic load will be experienced from the Seabrook development further south on

First Line Road as well as from population growth of Kars.

b. Thus, we believe all proposed exits onto all boundary roads (Main Street

Manotick, Century Road and First Line Road) should be included in a traffic

impact study to determine ability of existing and future infrastructure to handle

extra traffic loads, especially (from our point of view) expected traffic on First Line

Road.

c. We also believe the traffic study should include industrial and agricultural traffic

currently using First Line Road northbound to Bankfield Road as a major artery.

d. We further believe the DCP should incorporate walking AND traffic connections

to the existing Manotick Estates. This would connect the communities rather than

isolate the Mahogany Community. As well, vehicular connections should assist

with traffic dispersion. This is in accordance with the Manotick Secondary Plan

“to support the Village’s character and vision by providing for the safe, accessible

and efficient movement of pedestrians and vehicles throughout the community. It

will also promote a pedestrian friendly and transit accessible environment.”

However, we will defer to traffic impact studies.

e. Some members have suggested access to the 416 at Century and Second Line

as a direct solution to anticipated traffic.

f. Finally, we request a correction to the Road Network summary on page 30 of the

July 2007 DCP wherein it describes First Line Road as a, “two-lane collector

(undivided) with a posted speed limit of 80 km/h.” There is indeed posted speed

limit signs of 80 km/h on parts of First Line Road. However, the section of First

Line Road located within the study area (south of Bankfield Road to Century

Road) is a residential neighborhood with a posted speed limit of 60 km/h.

 

3. Additional Comments

a. We believe considerable thought and effort went into the Mahogany Community

Development Concept Plan. However, our vision is that Minto sincerely consider

the socioeconomic impact of adding 1,500 – 2,000 units will have on the

Manotick and rural communities and be willing to reduce density.

b. Since First Line Road within the study area is primarily residential (including

future development of the Manotick Special Design Area (SDA), our members

prefer more prominent exits on the larger arteries of Century and Main Street

Manotick.

c. We agree with Minto’s proposal NOT to develop retail or commercial uses in

order to protect the Village Core and its retail businesses.

d. We believe Minto could decrease lot density yet retain profit through alternative

pricing structures. This will appease the local community and continue the

prestige of living in a thriving “river” community that recognizes its rural heritage.

 

4. Residential Character of First Line Road

We request maintaining the residential character of First Line Road with the following

recommendations

a. Consider lower density that reflects existing Manotick residential lots as well as ties

into rural communities, e.g., larger lots and larger preserved open spaces.

b. Where appropriate, incorporate internal “frontage” road with lots facing boundary

roads as is being done in Minto’s Chapman Mills development on Prince of Wales.

c. Where appropriate, mandate landscaping solutions rather than fences for any lots

backing onto boundary roods.

 

Staff Response

1.  Density:

Growth in the village will be carefully managed to ensure that future development is phased according to the provision of infrastructure.

 

At the request of the City, Minto has provided architectural and design guidelines ensure that new development is consistent with village character. 

 

The DCP provides for a mix of housing units in the Mahogany Community – up to 25 % of the Mahogany Community will be semis, linked bungalows, small singles and townhomes.   Range of housing units is a benefit to meet the needs of all age groups; young people starting out and seniors who want to down size but stay in the village

 

Since there is little vacant land in the village core (3.24 hectares), there is very limited potential for the type of multi unit development proposed in the Mahogany Community; semis, linked bungalows, small singles and townhomes. 

 

2.  Traffic Safety:

The Transportation Overview accounted for background traffic growth in the traffic analysis. 

 

The correction to the road network (a posted speed limit of 60 km/h on First Line Road south of Bankfield Road to Century Road)  is noted.

 

A pedestrian and cycling connection will be provide to Manotick Estates.  A road link will not be provided for as there are safety concerns with a vehicular link (no sidewalks, winding streets, potential for cut through traffic).

 

The Transportation Master Plan does not provide for a link from Century Road to Highway 416.

 

3.   Other Comments

The land use plan provides for an efficient use of land and infrastructure within the village. 

 

Architectural and design guidelines ensure that new development is consistent with village character.  Traffic will access three main roads – Manotick Main; Century and First Line Roads.

 

4.   Residential Character of First Line Road

Architectural and design guidelines ensure that new development is consistent with village character. 

 

 

E)   SUMMARY OF COMMENTS RECEIVED FROM THE PUBLIC (TECHNICAL CIRCULATION)

 

 

Ref

#

Concerns

Village character

Concerns

Infrastructure

Concerns

Other

Suggestions

1

·     Adverse effect on character & values

·     Respect secondary plan

·       No infrastructure to support growth

 

 

2

·     Impact on quality of life – recreation services, increased traffic, demand on fire and police, schools until new facilities added

·     finalize Strandherd Bridge plans before any significant growth

·       Impact of central services on wells

·     No multiples

·   keep park at Watterson – don’t raze woodlot for park

·   Connections to Potter & Carrison – pedestrian only

3

·   Respect secondary plan – max # houses established

·   Rural village

 

 

 

4

·   Plan & schedule A should remain unchanged to preserve quiet relaxed harmonious nature & concept of community

·   No Barrhaven (congestion, crime, density, traffic, etc.)

·     Development must be preceded by widening of Rideau Valley Drive & Main St between Century & Prince of Wales to 4 lanes – to be paid by Minto

·     Abandon central services for small local treatment

 

·     No multiples – keep large lot – ˝ acre

·   Residents should be able to vote on changes

·   Concerns re infrastructure must be incorporated into any plan, proposal & construction permit before it can be approved

5

·   Plan & schedule A should remain unchanged to preserve quiet relaxed harmonious nature & concept of community

·   No Barrhaven (congestion, crime, density, traffic, etc.)

·     Development must be preceded by widening of Rideau Valley Drive & Main St between Century & Prince of Wales to 4 lanes – to be paid by Minto

·     Abandon central services for small local treatment

·      

·     No multiples – keep large lot – ˝ acre

·   Residents should be able to vote on changes

·   Concerns re infrastructure must be incorporated into any plan, proposal & construction permit before it can be approved

6

·   Doubling the population is a gross disregard of wishes & plans of residents

 

 

·   Growth management proposal is misleading – they mean for a total of 2000 by 2020 to a total of 3800 by 2028

7

·   Doubling the population is a gross disregard of wishes & plans of residents

 

 

·   growth management proposal is misleading – they mean for a total of 2000 by 2020v to a total of 3800 by 2028

8

·   strongly oppose 2,000 new homes

 

 

·        Rural Lane - separating community is not the most important element – what Minto will build is not a rural lane but an asphalt thoroughfare fro 1800 homes with 2500 cars

·        Propose to tear down mature trees and replace it with one dinky little tree per lot

·   100% at community meeting were opposed to the Minto plan – Minto does nothing to address it

for each of their promises need to:

·   have a way to measure their progress

·   evaluate if they have met their terms

·   recourse to legal remedy that will lead to immediate rectification of the problem – without having citizens having to lobby, protest to get what is promised

9

·   3600 homes is not acceptable – conflicts with Secondary Plan & quality & character of life

 

·     25% multiples too high – supposed to be directed to village core

 

10

·   this is urban sprawl

·   maintain existing character & density of development

 

·     central services at a depth of 12 m  may jeopardize the integrity of existing aquifers – Paterson study based on anticipations & inferences

 

11

·   rural village with specified growth path in Secondary Plan

·   don’t want urban sprawl

·     severe strain on roads the environment and services

 

 

12

·   do not want insane growth in our community

·     not feasible because of infrastructure, schools, traffic flow

 

 

13

·   keep as a rural area – no to urban sprawl

·     infrastructure can’t handle increased traffic

 

 

14

·   at variance with OP policies for infill not urban sprawl antithetical to local, city and provincial policies

·   oppose changing the plan for high density.

·      

 

·   send to all Manotick residents not just 120 metres

15

·   don’t ruin village  - don’t need more crime and crowded streets.

·     Don’t need more traffic

 

·   Less homes on fewer lots

16

·    

·         there is a reason of the secondary plan - village character and infrastructure will never hold the amount of traffic proposed by Minto

 

·   Wants to participate & provide input to make it better

17

·     OP requires infill rather than subdivisions outside Greenbelt

·     Not opposed to development – estate lots supported in community

·     Doubling size over short time period impact on quality of life

·     Roads are already overtaxed

 

 

18

·     Quality and character of village threatened by growth of this magnitude

 

 

 

19

 

·     Don’t you think there are enough vehicular problems already

 

 

20

 

·     has plan taken into account increased traffic on Century and First Line Roads

·     how many traffic lights on First Line and Century Road will be installed

·     what about recreation facilities – closest pool is in Barrhaven –

·     have bike paths been included

·     will public transit be improved in frequency of buses to make it a viable option

·     what is being done to protect trees on Century Road

 

 

21

·     oppose the increase in density/population that was agreed to in Secondary Plan

 

 

 

22

·     Secondary Plan call permits only 200 homes – will affect quality of life – pollution, noise, traffic, commute time, potentially contaminate wells

·     Do not take village and convert into subdivision – want SF on ˝ acre lots

 

·     do not accept multiple houses outside village core – keep ˝ estate lots to a max of 200 du

·   no access to subdivision from Carrison Dr – access should be via Century Rd to First Line and/or Prince of Wales

23

·     Secondary Plan call permits only 200 homes – will affect quality of life – pollution, noise, traffic, commute time, potentially contaminate wells

·     Do not take village and convert into subdivision – want SF on ˝ acre lots

 

·     do not accept multiple houses outside village core – keep ˝ estate lots to a max of 200 du

·   no access to subdivision from Carrison Dr – access should be via Century Rd to First Line and/or Prince of Wales

24

·     don’t want 1800 homes will affect quality of life by increasing pollution, noise, traffic, commute time, and potentially contaminating wells – maximum 200 homes

·     do not accept multiples outside of village core – want development consistent with Estates ˝ acre lots

 

·     do not want access to subdivision through Carrison Dr. – will convert quiet street with no sidewalks to thoroughfare – access should be via Century Road to First Line

 

25

 

·     Roads should come first

 

 

26

City should support existing secondary plan – why do we need higher densities

 

 

 

27

 

·     bridges cannot handle this influx of cars

·     unacceptable because of sewer and water

 

 

28

 

·     infrastructure can’t handle increased traffic

·     Bridge Street and Main St. and River Rd and Mitch Owens cannot handle current traffic

 

 

29

·     Secondary Plan limits development to 250 du

·     Manotick is a village not a suburb

 

 

·   by 2025 oil will be expensive people will not be able to afford to commute 75 km to Ottawa

·   Peak Oil forum predicts a real estate crash in the suburbs – recommends building small self sufficient communities

30

·     Secondary Plan has 2,000 du cap for a reason – transportation

·     Main Street and Bridge Street can’t be widened to accommodate 60% increase in traffic without encroaching on existing properties

 

 

31

·     keep development limited to 250 as per Secondary Plan

·     character of village will be destroyed and events such as Dickinson Days, Manotick Boat Show, Santa Clause Parade and village cruise nights will cease to exist – how do you close Main Street for a parade

·     people in Manotick do not want to live in a tan vinyl subdivision with cubicle back yards

·     infrastructure is beyond capacity – Bridge and Main St cannot handle additional capacity

·     Ottawa sewer system is beyond capacity – how can the Minto development be accommodated

·     No consideration for additional services – police, fire, paramedics, medical clinics

·     What provisions are there for additional power and street lights needed for 1800 new homes – infrastructure is not in place

·     Suggestion to add buses- there is almost no ridership because service is slow and poor  - having bus service this area is a worse environmental impact than people driving their cars

·   Minto is successful neighbouring farms will be forced out of business and will open the flood gates to be part of Barrhaven

32

No high rise please

 

 

·   want to receive notice

33

·     will turn village into a large City

·     traffic problems are already bad enough

 

 

34

·     will character will be destroyed

·     maintain controlled growth of 2000 units

·     traffic congestion will be a problem

 

·   all forested areas should be protected – including land south of Potter Dr east of the stream – more greenspaces needed in same area

·   provide a tree screen with a high proportion of conifers adjacent to all of Potter Dr.

·   pathway access only to Potter Dr.

35