26235 planning rationale carlsbad springs (final) - copy...the provincial policy statement 2014...

PLANNING RATIONALE FOR AN OFFICIAL PLAN AMENDMENT CARLSBAD SPRINGS

TRICKLE FEED WATER SYSTEM EXTENSION BOUNDARD ROAD AND CARLSBAD LAND

OTTAWA, ONTARIO

June 2014

Prepared for:

Boundary Road Industrial Landowners Group 206-236 Metcalfe Street

Ottawa, Ontario K2P 1R3

Prepared by:

J.L. RICHARDS & ASSOCIATES LIMITED 864 Lady Ellen Place

Ottawa, Ontario K1Z 5M2

JLR 26235

JLR 26235 J.L. Richards & Associates Limited i

PLANNING RATIONALE FOR AN OFFICIAL PLAN AMENDMENT

CARLSBAD SPRINGS TRICKLE FEED WATER SYSTEM EXTENSION

BOUNDARD ROAD AND CARLSBAD LAND OTTAWA, ONTARIO

- TABLE OF CONTENTS - PAGE

EXECUTIVE SUMMARY

1.0 REQUESTED AMENDMENT ............................................................................................ 1

2.0 SITE CONTEXT ................................................................................................................ 1

3.0 RATIONALE FOR AMENDMENT ..................................................................................... 2

3.1 Employment Land Study – City of Ottawa – 2012 ................................................. 4

3.2 Strategic Plan – City of Ottawa – 2011, Amended July 2013 ................................ 5

3.3 Partnerships for Prosperity .................................................................................... 8

3.4 City of Ottawa Infrastructure Master Plan – 2013.................................................. 8

3.5 City of Ottawa Official Plan .................................................................................. 11

3.6 Provincial Policy Statement – 2014 ..................................................................... 18

4.0 CONCLUSION ................................................................................................................ 21

- LIST OF FIGURES -

Figure 1: Proposed Extension of Trickle Feed System

Figure 2: Location Plan

Figure 3: Existing Trickle Feed System

Figure 4: Proposed Water Service Area Trickle Feed System

Figure 5: Logistics Model (Danix 2012)

Figure 6: Strategic Plan Framework

Figure 7: Excerpt from City of Ottawa Infrastructure Master Plan (taken from Figure 1: Existing Water Distribution System Schematic)

Figure 8: Excerpt from City of Ottawa Official Plan – Schedule A, Rural Policy Plan

- LIST OF APPENDICES -

Appendix ‘A’ – Extracts from the City of Ottawa Official Plan 2013

Appendix ‘B’ – Extracts from the Provincial Policy Statement 2014

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EXECUTIVE SUMMARY

This Planning Rationale is submitted in support of the Official Plan Amendment (OPA)

application proposing the extension of the Carlsbad Springs Trickle Feed Water Service Area

(WSA) to an additional approximately 45 existing residences and 75 Industrial/Commercial

properties. The proposed extension to the existing WSA is to supply municipal water to address

a known water supply concern, to support the economic development initiatives of the City and

to recognize the importance of the Boundary Road interchange on Highway 417. City Staff

have requested an OPA as the means to seek an approval of the request to extend the WSA.

We are of the opinion that such a change would conform to the Official Plan and be a good land

use planning decision.

This request for an OPA is supported by the City’s Employment Land Study which highlighted

the strategic significance of 400 series highway interchanges. The 400 series interchanges

have the benefit of providing efficient access to the highway and arterial road network. The

development of businesses at this interchange will be facilitated by the availability of the

municipal water supply.

The proposed extension of this WSA is also supported by the City’s Strategic Plan. The City’s

long-term sustainability goals are broad, long-term objectives that identify the importance of

economic prosperity. Prosperity supports residents, community well-being, sustainability and

the health of the City. Council priorities include economic development, transportation and

mobility priorities. The proposed extension of the WSA will promote the development of existing

industrially-zoned land at, and in the vicinity of, the Boundary Road interchange.

The Partnerships for Prosperity report is the Economic Strategy for the City of Ottawa. The

report is one of the critical pillars issued by the City to outline their objectives for community

sustainability. The report is supportive of the long-term viability of rural employment areas. The

provision of the municipal water supply will assist with the development of the rural employment

area associated with the existing industrial users in the vicinity of the Boundary Road

interchange.

Amending the Infrastructure Master Plan (IMP) as proposed herein will permit a more

sustainable and effective use of the currently unused and underutilized capacity of this existing

municipal infrastructure. This is confirmed in the Stantec Feasibility Study, dated June 27, 2014.

The effective use and logical extension of this system will result in a broader range of users and

JLR 26235 J.L. Richards & Associates Limited iii

more funds being generated for the system’s renewal, all of which are in support of the goals of

the IMP.

The City has identified locations where Public Services are appropriate to resolve a water

supply concern and to support other initiatives of the City. The Official Plan supports the

development of the industrially-zoned lands, and the use of municipal water to provide service

to the existing residents thereby addressing a water quality concern.

The Provincial Policy Statement 2014 (PPS) outlines the provincial interests in land use

planning. The PPS is to be read as a whole. When this proposal is reviewed in the context of

the entire PPS it is our opinion that the approval is consistent with the PPS.

JLR 26235 J.L. Richards & Associates Limited 1

PLANNING RATIONALE FOR AN OFFICIAL PLAN AMENDMENT CARLSBAD SPRINGS

TRICKLE FEED WATER SYSTEM EXTENSION BOUNDARD ROAD AND CARLSBAD LAND

OTTAWA, ONTARIO

1.0 REQUESTED AMNENDMENT

The requested amendment would identify the lands, as noted below, in Section 2.3.2 (Water and Wastewater Services) of the City’s Official Plan by an additional exception as being a part of the Carlsbad Springs Water Service Area as shown in the IMP. Secondly, the City is requested to amend the IMP, specifically Figure 1 of the IMP, to include the additional lands, noted herein, within the Carlsbad Springs Water Service Area as shown in the Infrastructure Master Plan (IMP). The lands are legally described being part of Lots 20 and 21, Concession 10, Part of Lots 21 to 24, Concession 11, and Part of Lots 9 and 10, Concession 1, all in the Geographic Township of Cumberland, the geographic Township of Gloucester and the County of Carleton (now City of Ottawa). Figure 1 of this report shows the extent of the new Water Service Area.

2.0 SITE CONTEXT The lands are found in the rural area of the City of Ottawa along the major eastern entryway to the City, being Highway 417. The Boundary Road Interchange on Highway 417 is the first ramp system in the City entering from The United Counties of Prescott-Russell and Montreal. Figure 2 shows the general location of the lands. There are a range of uses around the interchange, including:

industrial commercial residential recreational

Photograph 1 - Industrial Park

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J.L. Richards & Associates Limited.

CARLSBAD SPRINGS TRICKLE FEED WATER SYSTEM EXTENSIONBOUNDARY ROAD AND CARLSBAD LANE

OTTAWA, ONTARIO

FIGURE 1TCTBTC

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PROPOSED EXTENSION OF TRICKLE FEED SYSTEM

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Carlsbad Springs RUSSELL RD

BOUNDARY RD

HIGHWAY 417

CARLSBAD LANE

FRONTIER RD

SABOURIN RD

MILTON RD

INDCUM RD

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ENTREPRENEUR CRES

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LegendPROPOSED TRICKLE FEED EXTENSIONHIGHWAYMAJOR ROADLOCAL ROAD

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LOCATION PLAN

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Edwards

North Russell

Carlsbad Springs

HIGHWAY 417

RUSSELL RD

BOUNDARY RD

8 LINE RD

MITCH OWENS RD

DEVINE RD

FRONTIER RD

HALL RD

MILTON RD

BURTON RD

BLACKCREEK RD

PARKWAY RD

FARMERS WAY

THUNDER ROAD (FORMERLY 9 LINE RD)

SABOURIN RD

LEITRIM RD

YORKS CORNERS RD

CARLSBAD LANE

HAMILTON RD

WAY ST

INDCUM RD

HIGHWAY 417

FARMERS WAY

HALL RD

HALL RD

HALL RD

CARLSBAD LANE

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City of Ottawa Carlsbad Springs Trickle Feed Water System Extension Boundary Road and Carlsbad Lane Ottawa, Ontario


Various industrial/commercial uses and an industrial subdivision are located immediately to the south of the interchange along Boundary Road and in the subdivision on

Entrepreneur Crescent, Indicum and Tradesman Roads as shown on Photograph 1 (Google Earth). This is a view looking north along the east side of Boundary Road.

A golf course, Grey Hawk, is

located to the north of Highway 417

on the east side of Boundary Road

as shown in Photograph 2 (Google

Earth). This is a view looking south-

east toward Highway 417.

In the interests of public health, in 1997, the Regional Municipality of Ottawa-Carleton created a municipal Water System, known as the Carlsbad Springs Trickle Feed System. The system was to serve a large rural area of the former City of Gloucester and City of Cumberland. This was shown in the Water Master Plan for the Region, and is shown in the IMP for the City of Ottawa. This application requests an extension to the existing system to serve existing residential development east of Carlsbad Springs and support the development of industrial park, and related lands, found on Boundary Road. The residential development on Thunder Road, Boundary Road and Russell Road are presently serviced by the water system. The Village of Carlsbad Springs is also serviced by the water system. There are 25 homes on Carlsbad Lane, 8 on Sabourin Road, 5 on Russell Road and 12existing businesses along Boundary Road on the south side of Highway 417 that are not on the municipal water system. Businesses within the Industrial park are also on private services. There are also some 117 hectares of undeveloped lots in the Industrial area. Figure 3 shows the extent of the present water system.

3.0 RATIONALE FOR AMENDMENT Our clients are requesting an amendment to the City’s Official Plan to implement a change to the IMP. This change would include the lands, as shown on Figure 4, within the Water Service Area to support the needs of the current residents and current businesses and to allow for the connection of the undeveloped non-residential lots located in this area.

Photograph 2 – Grey Hawk Golf Course

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FIGURE 3TCTBTC

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EXISTING TRICKLE FEED SYSTEM

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TRADESMAN RD

ENTREPRENEUR CRES


BOUNDARY RD

HIGHWAY 417

CARLSBAD LANE

FRONTIER RD

SABOURIN RD

MILTON RD

INDCUM RD

ENTREPRENEUR CRES

HIGHWAY 417

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LegendEXISTING TRICKLE FEED SYSTEMHIGHWAYMAJOR ROADLOCAL ROAD

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PROPOSED WATER SERVICE AREA TRICKLE FEED SYSTEM

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TRADESMAN RD

ENTREPRENEUR CRES


BOUNDARY RD

HIGHWAY 417

CARLSBAD LANE

FRONTIER RD

SABOURIN RD

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LegendEXISTING TRICKLE FEED SYSTEMPROPOSED TRICKLE FEED EXTENSIONHIGHWAYMAJOR ROADLOCAL ROADWATER SERVICE AREA

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There are a number of existing, undeveloped, industrial and commercial parcels that are development ready. The Boundary Road industrial area has long been recognized as a significant area for rural employment. More extensive development has been constrained due to justifiable concerns about the quality of the groundwater. When pre-application consultation meetings are convened to discuss a site plan for this area, City staff continues to identify poor water supply quality and limited quantity of the supply as limiting factors. As a result of this groundwater quality issue, the City historically invested in a municipal drinking water supply to portions of this area of the City known as the Carlsbad Springs Trickle Feed System. This is identified in the City’s IMP as a Water Service Area (WSA).The Official Plan does not describe this WSA. The intent of this proposed alteration to the limits of the WSA is to recognize the existence of residential and commercial/industrial development along this corridor, as well as commercial/industrial development potential, and to provide a sustainable, and we believe an overdue, solution. The extension of the WSA deals with the City’s current concerns with the development of the existing lots due to their concerns with the potential health and aesthetic issues associated with the groundwater supply. Stantec has undertaken a- technical analysis of the water system to ensure that this proposal can be accommodated on the system. Their conclusions have confirmed that the lands can be adequately serviced by the system.

The City’s Official Plan, Strategic Plan, Partnerships for Prosperity and the Background Reports to the Official Plan all recognize the priority for development of existing employment lands, the importance of the limited number of 400 series interchanges and the need to ensure the affordability of the infrastructure. The proposed amendment to City’s Official Plan and IMP is consistent with the intent of the PPS and conforms to the Official Plan. The change will support the long-term healthy economic development of these rural lands which will produce a strong and healthy community, all policies of the PPS. The City policies permit the extension of services to recognize unique circumstances, including the remedy of health concerns.

The Boundary Road Industrial area provides over 117 hectares of available land for employment purposes. The Background Reports for the City’s Official Plan (Danix) uses an employment density of generally 20 jobs per hectare for industrial parks in the rural area. This could represent employment of approximately 2,300 jobs at build out.

The IMP notes that the City will evaluate changes to service areas on a case-by-case basis. Such an evaluation includes reviewing the Official Plan, Strategic Plan and the guiding principles for all of these plans and policies. The objective is to ensure that the



system is reliable, meets a defined performance standard and meets with the City’s overall cost objectives. As described below, it is our opinion that the minor expansion we propose meets these tests and will provide the City with a logical, sustainable WSA.

3.1 Employment Land Study – City of Ottawa - 2012

A report prepared for the City, by Danix Management Limited, dated March 11, 2013 highlighted the strategic significance of 400-series highway interchanges (417 and 416). The most appropriate use of the lands at these key interchanges was confirmed by this report. The 400-series interchanges have the benefit of providing efficient access to the highway and arterial road network as well as exposure for businesses.

Ottawa’s goods movement has been characterized as being the “last mile” in a City distribution system. This term refers to packages being moved from the large long-haul trucks to delivery vehicles and organized logistics hubs facilitate this process. The long-haul vehicles are required to stop and break their load into the two separate standard length trailers before completing their deliveries. These large vehicles cannot operate within the City due to their length and turning requirements. The Boundary Road interchange is an excellent example of where such trucks can be accommodated.

The Satellite City Logistics model is being advanced by logistics professionals (Figure 5). This model is based upon the idea of having distribution centres located at the edge of the urban area to intercept long haul transport. The loads are then split down for delivery inside the city by smaller, energy efficient vehicles more suited for city streets, possibly delivering to neighbourhood satellite transfer points with integrated parcel tracking information.

According to the Danix report, “one important aspect of this concept is reserving key interchange lands at the edge of the urban area for future use by transport and logistics companies. Efficient goods movement and the interception of large trucks before they penetrate deep into the urban area is of strategic significance to the City.”

Figure 5 – Logistics Model (Danix 2012)



In addition to interchanges within the urban limit, Danix recommended that consideration should be given to protecting for employment purposes land at three interchange locations in the rural area closest to the urban boundary including: 417 (East)- Thunder Road (Ninth Line) / Boundary Road.

Employment development in these areas can be considered strategic and warrants some kind of protection – whether or not this is in the form of a rural employment designation. The Danix report recommends the use of land use designation or zoning to protect lands in the vicinity of key 400-series interchanges (which include Thunder Road / Boundary Road) for future rural employment.

This proposal from Danix does not require any changes to land use designations. The lands along Boundary Road are already zoned to support this form of development; however, the lands would benefit from the extension to the WSA to facilitate its development.

3.2 Strategic Plan – City of Ottawa – 2011, Amended July 2013

The extension of the Carlsbad Springs WSA is supported by the City’s Strategic Plan. The Plan is represented by a house that shows the importance of balancing the various interests of the City (Figure 6). The City’s long-term sustainability goals are broad, long-term objectives that identify the importance of economic prosperity. Economic prosperity supports residents, community well-being and ecological health of the City. The 2011–2014 Term of Council Priorities include the following Economic Prosperity, Financial Responsibility and Transportation and Mobility priorities:

“Economic Prosperity: Use Ottawa’s unique combination of recreational, social, cultural and business assets, and natural environment and physical infrastructure to attract enterprises, visitors and new residents, while at the same time developing and retaining local firms and talent”

o These lands can contribute to new enterprises and expand the local employment opportunities

“Transportation and Mobility: Meet the current and future transportation needs of residents and visitors by ensuring that the City’s transit services are reliable and financially sustainable and encouraging alternative methods of transportation like transit, cycling and walking through infrastructure improvements and enhanced urban design.”

o The short term is oriented to transit, but the improved delivery to the urban area will assist in the lessening of traffic congestion



“Financial Responsibility: Be financially responsible to the residents of Ottawa by practicing prudent fiscal management of existing resources, and by making sound long-term choices that allow core City programs and services to be sustainable now and into the future”

o The larger Water system and its more diversified user base within the WSA will make the system more sustainable

There are also Strategic Objectives established by the Strategic Plan that support the extension to the WSA:

“EP3 – Support growth of local economy - Invest in community organizations that support the local economy, both urban and rural, by promoting local industry, creating infrastructure to stimulate growth, including hubs for innovation, promoting investments in our businesses”

o the investment in the WSA will promote growth and a potential hub for innovation in this industrial area

Figure 6 – Strategic Plan Framework



“ES3 – Reduce environmental impact - Put into place an approach to the ecosystem that encourages sustainability and takes into consideration natural cycles (e.g. water, carbon and nutrients) as well as natural habitat before and during development. The City will develop spaces wisely, increase diversion, make the best use of existing infrastructure, minimize disturbance of green spaces and sub-watersheds, develop lands within the urban boundary, and avoid outward sprawl”

o the proposed extension of the WSA would make better use of the currently underutilized existing infrastructure

o the proposed extension would increase the effectiveness and efficiency of the Trickle Feed System

o the addition of users to the system will make the system more sustainable in the long-term

These long-term objectives demonstrate how important it is for the City to encourage development that makes the best use of existing infrastructure in the context of all of the services that the City provides. The report completed by Stantec demonstrates the capability of the Carlsbad Springs Trickle Feed System to have additional users connected to the system, thus making better use of the water that is already available. The additional users will contribute to the maintenance and capital replacement costs of the System, consistent with Strategic Objective ES3. Additional economic growth for industrial/commercial purposes will be possible in the area of the interchange once the limiting factor of the water quality is dealt with through the provision of the municipal water system. The elimination of this primary constraint to development will encourage investment in at this undeveloped gateway to the City. The IMP also recognizes the need to close the gap on water line replacement costs. This means that attention needs to be paid to financing replacement of the system. An increase in the users on this system will assist with closing this gap. The affordability for renewal was highlighted in the financial section of the previous Strategic 2007 Plan as well as in the renewal section of the IMP. It is clear that this project can take advantage of the addition of users to expand the financial capacity to ensure that this system remains viable over the long-term. A very interesting note is that this WSA is in itself innovative. The trickle feed system is unique in its design and has proven to be a very efficient manner to delivery drinking water at a lower cost. This factor also demonstrates that the use of this type of innovation to it greatest potential should be supported as it is a very efficient manner to provide the service.



There are also priorities for the development of the existing employment lands to promote job creation where infrastructure costs are minimized. The WSA needs only a minor alteration to serve the largest employment area in this part of the City. Also, the principle of ensuring that the “infrastructure required to support this growth is built or improved as needed” is included in the planning and growth management section of the Strategic Plan. This affordability for renewal is highlighted throughout both the Strategic Plan and in the IMP. 3.3 Partnerships for Prosperity

Partnerships for Prosperity is the Economic Strategy for the City of Ottawa. The report is one of the critical pillars issued by the City to outline their objectives for community sustainable development. Together with environmental cultural and social aspects, economic prosperity ensures that a community is viable and sustainable and that its residents can achieve and maintain an enviable quality of life. Economic initiatives to support the development of these rural employment lands encourage the long-term viability of rural employment which in turn benefits the entire City.

The report recognizes the challenges faced by the City for economic development. In the rural area the report identifies this as being primarily due to the lack of municipal infrastructure. This proposal would allow for the existing rural industrial park to be further developed taking advantage of the water supply service that has capacity for expansion. Partnerships recognize that globally competitive cities include rural options for lifestyle, employment choices and “place” amenities that appeal to residents, workers and tourists in a wide range of demographics. The provision of the water supply to these lands will assist with the provision of this option.

The approval of this amendment would directly support the implementation of the City’s Economic Strategy.

3.4 City of Ottawa Infrastructure Master Plan - 2013

The City created the current Carlsbad Springs Trickle Feed Water System to serve existing development to address the “known poor water supply and contamination issues” in the Carlsbad area. Specifically, our clients are requesting that the lands shown on Figure 4 be included within this WSA. As discussed above, the change will permit a more sustainable and effective use of this infrastructure as demonstrated in the Stantec Feasibility Study dated June 2014. In 1997, the Regional Municipality of Ottawa-Carleton implemented an innovative strategy to provide the rural area around Carlsbad Springs, and the Village itself, with a safe and dependable water supply as shown on Figure 7. The system was fully operation in 2002. The Trickle Feed system was designed to solve the existing problem

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EXCERPT FROM CITY OF OTTAWA INFRASTRUCTURE MASTER PLAN - FIGURE 1EXISTING WATER DISTRIBUTION SYSTEM: SCHEMATIC



with the groundwater supply in the area, as well to service a few developments that already were being considered at the time. The Carlsbad Springs WSA provides a low pressure “trickle feed” to specified lots, in a defined service area. The extent of the system is defined by the IMP. The system and connection permission were limited to lots of record at the time of implementation of the system. No fire hydrants are provided. The design requirements for the system were determined by the City, not by the province, due to the unique nature of the design. It was not initially envisioned that extensions to the system would be permitted. The City, and the Region before it, has been asked to extend and to add connections to the system in the past. In order to assess the available capacity of the system to include connection of these lands, the City requested the completion of a feasibility study as a condition for the application for amendment. Stantec has concluded that the extensions, as proposed, would be feasible. Stantec is of the opinion that the system may be more optimally designed to include additional lands to meet the City objectives for reliability and cost effectiveness. In addition, the inclusion of non-residential lands will add a significant component to the financing side of the equation for system expansion and replacement. The IMP Executive Summary identifies that a “Liveable City” is an affordable City. To help achieve this goal, the IMP combines an array of system-specific policies, plans and strategies related to infrastructure investment and management. The sustainability and the effective use of infrastructure are two clearly expressed objectives. The IMP notes that while the Official Plan calls for the majority of intensification to take place in specific target areas, some intensification will be permitted outside of these areas if it is compatible with the surrounding context. The plan also recognizes that about 70% of the expected population growth and 65% of the expected employment growth is expected to occur outside the Greenbelt. The further development of an employment node in the Boundary Road interchange is clearly one of these areas. Table 2.3 of the IMP notes that the City’s 2012 Employment Survey confirmed a growth of over 4,000 jobs in the rural area in the last five years and the Official Plan projects another 5,000 jobs in the next five years and a total of 10,200 jobs by the year 2031. The Boundary Road industrial area can contribute to this distribution of jobs over the next five years, assuming the availability of municipal water to implement this opportunity.

The IMP applies to infrastructure located in the urban as well as the rural area. It provides a framework for integrating the planning of growth and renewal of infrastructure as well as assessing affordability. The 2013 Rural Servicing Strategy did not complete



an examination of the potential to serve any lands outside of Villages, the potential of the Carlsbad Water System, or the potential to serve this industrial area. The IMP combines relevant elements of various background plans to form a “cogent and practical document that sets out how the backbone of the City’s water, wastewater, and stormwater systems will be managed in order to support the creation of more vibrant, healthy and complete neighbourhoods as contemplated in the OP and other planning documents”. The extension will allow for the completion of this industrial/commercial neighbourhood. The lots in the Boundary Road industrial park have been in existence for a number of years. The park is largely undeveloped at this time. There are proposals for development in the area which would clearly benefit from the availability of the water system. The IMP combines the principles of other plans into a strategy to ensure the core system is robust, reliable and able to accommodate the anticipated demand for capacity in a cost effective manner. An alteration to the Limits for the WWSA would be consistent with this Guiding Principle of the IMP. The Stantec Report has shown that the system has the capacity to be extended in this area. Such an extension would be cost effective as the capital cost would be borne by those receiving the service at no cost to the City. The maintenance and replacement costs are included within the fees presently paid by the users. This would provide the City with a wider base from which to raise the long-term replacement cost, a large number of which are non-residential. This supports the IMP’s objectives for having effective and efficient use of existing infrastructure. These principles were initially established through the City’s Charting the Course exercise. Two key principles from that exercise informed the IMP: (1) that the City wanted to be Green and Environmentally Sensitive; and (2) to be a Responsible and Responsive City. Regarding the first of these two principles, infrastructure planning can mitigate the impacts that people have on the natural environment. The second principle suggests that the City needs to ensure that the most efficient and effective use of the infrastructure that exists is made. The minor change to the WSA proposed herein will allow the City to maximize the use of this WSA infrastructure and ensure that the public has a secure and dependable water supply, while also encouraging job growth. The City has recognized that the demand management approach is an approach to provision of municipal services. The trickle feed system is an excellent example of how the City can lead in the design of alternative systems that will be both efficient and effective in delivering water service to the community. The current system has excess capacity. The use of such capacity is an example of how the City can utilize existing public investment to support the other related objectives of the City (economic, strategic) while making efficient use of the infrastructure.



The direction to examine cost recovery was included in the 2103 update. We understand that the City wishes to see infrastructure expansions financed by the benefiting owners. The inclusion of rural employment lands would allow for the economic evaluation to be spread out over a significantly larger base while providing a viable, long-term solution to any water quality related concerns. The implementation phase of this process, post amendment, will examine how to finance the change. 3.5 City of Ottawa Official Plan This request for an amendment does not require any changes in land use designations. The WSA is not shown in the Official Plan. The Amendment is the tool, chosen by the City, to evaluate a change to the IMP. The amendment would add a policy to the Water and Wastewater policies to note the City’s approval of the extension of the Carlsbad Springs Trickle Feed Water System. The City has identified locations where Public Services are appropriate to resolve a water quality concern and to support other initiatives of the City. It is our opinion that this proposal meets the intent of these policies. This report has been developed using the latest Council adopted versions of policy, including the latest 5-year review of the Official Plan. The latest review was implemented by Amendment 150. This Amendment is the subject of a number of appeals, but we understand that the policy direction for development of rural lands is not subject to appeal. Section 4 of the Official Plan sets out the requirements for documentation required to support applications for development. A pre-application consultation meeting with the City was held where the required documentation was agreed upon. In this case the following were identified: Planning Rationale

o this report meets this requirement Feasibility Study for the Extension of the Water System

o Stantec Report entitled: Feasibility Study: Extension of Carlsbad Springs Trickle Feed Water System – Area East of Carlsbad Springs (Russell Road, Carlsbad Lane, Sabourin Road) & Boundary Road Industrial Park

City staff is consistent in their highlighting of the historic issues with groundwater in and around Carlsbad Springs when existing lots are being developed, and when there are attempts to create new lots. The inclusion of these lands within the Service Area would be a logical means to address these long standing concerns and to provide a safe source of drinking water to the existing residents and business owners. This proposal is



to provide service to existing lots, while recognizing that minor infilling may take place where large undeveloped, but zoned, parcels exist. This infilling is directed primarily towards the non-residential lands. The Official Plan recognizes that there is a substantial amount of development within the rural area of the City. This is directed to Villages and to the General Rural or Rural Natural Features designation. These lands are all within the General Rural or Rural Natural Features Designation of the Official Plan as shown on Schedule A to the Official Plan (see Figure 8).

The Official Plan sets out overall direction for the City’s Growth in Sections 1 and 2. The servicing policies are found in Section 2.3 of the Official Plan. After reviewing these sections, it is our opinion that this proposal conforms to the intent of the Official Plan. This opinion is supported by the analysis of the supporting documents to the Official Plan as outlined above. Challenges Ahead The Official Plan is a tool that assists with the management of the City’s options to direct growth in a sustainable manner (Section 1.1). Section 1.3 of the Official Plan outlines the many challenges facing the City including the:

changing global economy

energy costs

affordability The extension to the WSA to serve the existing residential and industrial development will help address the new logistics models and the associated energy costs that can be realized through efficient distribution of goods. The affordability of the long-term maintenance and replacement costs of the current infrastructure is made more affordable through the inclusion of a greater number of users and a better distribution of the type of users that are on the system. The City has adopted the Official Plan to help achieve its vision of a sustainable, resilient and liveable city. This vision is expressed through goals for the sustainability of Ottawa that are framed in the City’s Strategic Plan. These goals ensure that decisions take into account their long-term impacts on Ottawa’s economic prosperity, environment, social well-being, and culture and identity.

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Growth Management Section 1.4 (Building a Sustainable Capital City) describes the linkages to the City’s Strategic Plan and the recognition that the City needs to be a liveable and sustainable place. The intent of this amendment respects and implements a number of the goals for the long-term sustainability for Ottawa:

Health and Quality of Life - All residents enjoy a high quality of life and contribute to community well-being

o provision of safe drinking water to existing residents o rural employment encouraged in an existing industrial area o opportunities for service area for new logistics model

Economic Prosperity - Economic prosperity supports local people, community well-being, and ecological health

o supports the existing rural residential development o supports opportunities for live-work opportunities in the rural area to

reduce travel

Biodiversity and Ecosystem Health - Ecosystems are healthy, protected and support biodiversity

o the lands are not identified in the Official Plan as being significant o lands are primarily subdivided o proposal is neutral to this goal

Governance and Decision-Making - Decision-making is open, informed and inclusive

o open process is being used for the review of the proposed infrastructure extension

Energy - Energy is used efficiently Optimum use of the rural industrial area will provide for efficient energy use by facilitating “last mile” haul development at Boundary Road

Strategic Directions The Strategic Direction (Section 2) of the Official Plan sets out the need to create a liveable, sustainable community: “It is based on an underlying commitment to conserving the natural environment and will result in reduced consumption of land and other resources outside of the urban boundary.” The increased utilization of the existing parcels that are either built upon, or zoned for the proposed uses directly contributes to the achievement of this strategic objective. The extension to the WSA will allow for the development of this underutilized area of the City.



The completion of this rural industrial area, south of Highway 417, will allow for this area to fulfill its function as a rural employment node. This is in keeping with the overall objectives of the Official Plan. Inclusion within the WSA will help promote the development of this part of the rural area of the east end of the City. The provision of water service to the existing residents also meets with the intent of supporting a healthy community. The Strategic Directions section concludes by identifying the following four key areas as the areas where growth, or changes to policy, needs to be evaluated:

Managing Growth

Providing Infrastructure

Maintaining Environmental Integrity

Creating Liveable Communities.

This proposal is consistent with the expectations of these four key areas when evaluating the impact of this change to the WSA. The growth is being managed by directing it to areas recognized as either developed (residential) or areas where non-residential development has been encouraged for many years. The City is to be pursuing a more affordable pattern of growth that allows for more efficient use of municipal infrastructure and reduces the need to build and maintain new infrastructure throughout its life-cycle. The minor extension will assist with meeting this expectation by improving the long-term viability of this infrastructure by distributing the costs over a much larger base of users and by adding a significant non-residential component to the system. The services can be provided efficiently. The Stantec Report has shown that the system can be extended efficiently. The provision of this infrastructure is being done for areas where the City has recognized the concern over the potability of the groundwater supply The development will maintain environmental integrity by allowing for the development of the recognized rural employment area. The Strategic Direction of the City recognizes that the rural communities will continue to be valued for their distinct economies and lifestyles. This expanded WSA will add to the ability of this area to contribute to the rural economy of the City through additional employment where the water supply will be a part of the City’s system. The provision of the water service will assist with the creation of a liveable community



by creating a more complete community with a better balance of places to work and housing. The City will be assisting with the provision of a wide range of economic activities in suitable locations, such as the Boundary Road Industrial Park. INFRASTRUTURE POLICIES The Official Plan sets out the City’s policies for Infrastructure in Section 2.3. There are two sub-sections that apply to this application. The first deals with Transportation (Section 2.3.1) and the second with the provision of Water and Wastewater Services (Section 2.3.2). It is our opinion that the extension of the WSA will support the City’s objectives and is in conformity with the intent of these policies. Transportation Policies Section 2.3.1 outlines the City’s policies for evaluating proposed changes to the Official Plan and IMP in relation to Transportation. The use of the Boundary Road interchange as a part of the movement of goods system supports the Economic Strategy, noted above, and implements the City’s policies for Transportation as outlined in Section 2.3.1:

Policy 35 -The City will minimize the impact of truck traffic on residential neighbourhoods caused by the presence of these vehicles and their noise, vibration the creation of a facility to break the long-haul trailers will assist

with the implementation of this policy and the WSA expansion will facilitate its creation

Policy 36 - The City will explore alternative means to accommodate interprovincial truck travel while this was directed at a downtown problem, the development

noted above will assist somewhat will traffic issues in the urban area

Policy 41 - The City will preserve strategic locations with superior access to major highways , the airport, railroads and the arterial road network for distribution centres that intercept goods transported long distances by air, rail or truck and transfer them to smaller, more energy efficient vehicles for distribution within the city. The centres reduce the cost and increase the speed of deliveries within the city and divert heavy truck traffic from local roads.

The Boundary Road interchange lands are positioned at an excellent location for this interception function



The extension of the WSA will promote its development

Water Servicing Policies Section 2.3.2 outlines the City’s policies for evaluating proposed changes to the Official Plan and IMP in relation to Water and Wastewater Services. A full extract of this Section of the Official Plan policies are found in Appendix A. This Section identifies locations outside the designated urban boundary where public water and/or wastewater services are provided by smaller-scale City facilities or through extensions of the central system. Amongst these areas are the Village of Carlsbad Springs and the Trickle Feed System. This is a situation where water service has been provided due to a unique circumstance. In this case it was to remedy a specific potable water quality concern. These identified areas constitute the Public Service Areas of the City and are shown in the IMP. Policy 4 recognizes that the City can use the creation of new Public Service Areas to provide for the growth management strategies of the Plan for the urban area. The provision of services to the Boundary Road interchange lands, including the existing industrial area, will assist with the implementation of the economic development initiatives of the City. This is an example of how decisions on servicing can support these other City initiatives by providing safe drinking water to existing residents and supporting the development of an existing industrial area. The same section goes on to indicate that “small stand-alone water or wastewater systems, or significant linear extensions of the central systems, to serve small areas may be the best available means by which to address public health or environmental problem in a Public Service Area.” The system was extended to address a concern with potable water quality. City staff concur that this same issue exists in the areas that are subject to this application. There are three specific policies within this section that deal with the provision of services in the rural area. Policy 5 deals with the creation of new Public Service Areas and Policies 11 and 12 speak to circumstances where the City can consider partial services. According to the Official Plan policy, it is the IMP that directs the management and extension of public works systems such as the WSA for Carlsbad Springs. The Amendment to the Official Plan is the tool by which the change in the WSA is approved by the City.



Policy 5 identifies the potential for rural economic development nodes. In this instance, Stantec has identified the opportunity and the intent is to serve the existing parcels and current applications so there would be no need for further design studies as the parcel fabric already exists. It would seem appropriate to include these lands within this policy description. Alternatively, the City has used written description in the exceptions section of this Policy section to identify where an extension was deemed appropriate. Policy 5 also outlines where public services are deemed to be the appropriate to remedy a public health or environmental problem in a privately serviced area and to support economic development in unique situations in the rural area. The example used in the Official Plan is the Carp Airport lands. The extension of water to the industrial lands will create a similar opportunity for the development of employment lands in the east end of the City. It is clear that the extension of this WSA to the existing residential area north of Highway 417 and the extension to the south to serve the industrial area meets the intent of this policy. The extension will likely have to be largely privately funded. The details will be worked out as a part of the implementation of the extension through the adoption of appropriate implementing by-laws. The area is also to be shown in the IMP to define the limits of the extension. This application seeks approval of this as a part of this process. Summary of Official Plan Policy Support for the connection of existing development, and facilitating infilling and rounding out of this relatively built-up rural employment area, are consistent with intent of the City’s principles as expressed in the IMP, Official Plan, the Strategic Plan and the related Economic Strategy. The servicing of these employment lands would assist the City in its long-term maintenance of the system by creating a more sustainable rural employment base and will provide opportunity for the development of this important interchange. The provision of water to the existing residents also meets the intent of the Official Plan to provide for a safe and vibrant community. The inclusion of this area would be an excellent example of using existing, underutilized, infrastructure to integrate both long-term renewal of the system with the addition of existing un-serviced lands thus meeting the City’s financial objectives for sustainability. The Council priorities to provide a safe environment for the residents of the City, and promoting Economic Prosperity and to be financially responsible are all attained though support of this proposal.



3.6 Provincial Policy Statement – 2014 The Provincial Policy Statement 2014 (PPS) outlines the provincial interests in land use planning. The policies provide for appropriate development while protecting resources that are of provincial interest. All land use planning decisions are to be consistent with the PPS. The PPS is to be read as a whole, thus it is incumbent upon decision–makers to balance the various components and not read them in isolation. When this proposal is reviewed in the context of the entire PPS it is our opinion that the approval is consistent with the PPS. Appendix B contains the full policy wording from the applicable PPS policies. The City of Ottawa’s Official Plan policies have all been developed having regard to the PPS and are consistent with the PPS. The policies of the Official Plan have provided exceptions to servicing policies in order to address local situations. Such decisions are appropriate when balancing the objectives of the Province. As noted above, it is our opinion that the proposal for extension of the Trickle Feed Water System conforms to the Official Plan; correspondingly our opinion is that the extension is also consistent with the PPS. The foundation for the PPS is the creation of strong, liveable, healthy communities. The province wants to ensure that public health is protected and that economic growth is facilitated. This direction is confirmed by local land use decisions that provide for efficient development patterns which sustain financial well-being of the City over the long-term (Policy 1.1.1). As noted in the discussion about infrastructure, the extension of the trickle feed system will assist in ensuring its long-term viability by increasing the number and type of users that are connected to the system.

The PPS recognizes that Rural areas are important to the economic success of the Province (Policy 1.1.4). The rural areas are interdependent with urban areas and it is important to leverage rural assets as a foundation for a sustainable economy. The effective use of the City’s investment in the WSA to support the completion of the non-residential development and to provide safe drinking water to the existing residents is clearly consistent with this approach to viewing rural development. The support of healthy, integrated and viable rural areas are to be supported (Policy 1.1.4.1) by:

building upon and leveraging rural assets

using rural infrastructure and public service facilities efficiently

promotion of the diversification of the economic base



promotion of employment opportunities

The PPS also recognizes that uses in rural areas can include industrial uses which provide economic opportunities while ensuring proper separation from sensitive and agricultural uses (Policy 1.1.5). The lands subject to this proposal have been generally recognized for development. The majority of the lands have been developed on private services. The only request is to provide a municipal water service to address a known potable water issue that will facilitate the completion of the approved development. The City has the ability to ensure that the development is appropriate for the infrastructure and will be compatible in its design through the site plan approval process that will be applied to all of the non-residential development. Policy 1.2 of the PPS identifies the importance of a coordinated and comprehensive approach to planning decisions. The City has done a number of studies to identify its need for economic development, the provision of safe drinking water, recognition of the need for multimodal transportation systems, and the need to efficiently use its infrastructure. Policy 1.3.1 speaks to employment and the role of planning authorities in promoting economic development and competiveness. The extension to the WSA is a means by which to ensure the necessary infrastructure is provided to support current and projected needs. The emphasis on infrastructure planning and its relationship to financial viability, and meeting current and projected needs, is also reflected in Policy 1.6.1 Approval of this extension to the WSA is also supported by Policies 1.6.7 and 1.6.8. These lands are on the major goods corridor of Ottawa, Highway 417, and the lands that are already zoned for non-residential development should be capitalized upon to support this corridor. All of these point to the appropriateness of this extension. The efficient use of this public infrastructure is clearly to the benefit of all of the users on the system and to the City in terms of sustainability. The PPS recognizes that municipalities need to promote economic development and competiveness. The City is to provide a mix and range of employment opportunities, a diversified base, and ensuring that necessary infrastructure is provided to support this development (Policy 1.3). This approach is echoed by Policy 1.7 which sets out the importance for the protection of employment lands and economic opportunities in terms of investment ready lands and the availability of infrastructure to support this growth. These lands have been identified as an industrial area, which can support both rural employment and provide a function for the urban area by providing a logistics hub. These goals can clearly be achieved through the extension to the WSA to facilitate



growth by eliminating any concerns over the quality of water available for new businesses. Policy 1.6 deals with Infrastructure and Public Service Facilities. The objective of this policy is to seek the provision of infrastructure that is coordinated, efficient and cost-effective. The decisions are to be coordinated with the land use planning decisions of a municipality. The current trickle feed system has been shown to have capacity and its use to serve existing residential development and existing non-residential businesses and lots clearly meet this objective. Planning for water services is to direct growth in a manner that efficiently and effectively optimizes existing services. In the cases where an extension is proposed it must be sustainable. These decisions are to take the servicing hierarchy into account. While the PPS directs municipalities to full servicing of settlement areas, and partial servicing is not encouraged, this must be balanced with all of the other policies. It is our opinion that the extension of the trickle feed system is consistent with the intent of the PPS. The City is aware of the fact that the water available from the natural supply is not of acceptable quality; therefore the provision of services to these existing lots is clearly in keeping with this policy. The policy also allows for minor infilling and rounding out of the areas that are served by such infrastructure. PPS Summary

An extension to the Trickle Feed Water service to the lands in the Boundary Road area would be consistent with the Healthy Community, Rural Area and Infrastructure and Public Service Facilities provisions of the PPS. The effective use of infrastructure to serve the community is clearly of provincial interest. Rural areas of municipalities are recognized as being a significant part of a community and their development is also clearly supported by the PPS. There are situations where the completion of partially developed areas can also be allowed through the rounding out and infilling provisions. The PPS when read as a whole supports this proposed extension to the WSA.

It is also clear that the municipality has the decision-making ability to deal with this request and it is our opinion that this extension is consistent with the intent of the PPS. The extension of the WSA will assist with the provision of local employment. PPS policies support communities that are to be economically and environmentally sound where efficient land use and promotion of economic growth are all done in context of local conditions and local investments in infrastructure. Long-term prosperity of a community is partially built upon the optimization of the use of the infrastructure as a part of the provision of an economically sound community



Planning for water services is to be done on basis of the efficient use of the existing infrastructure, ensuring that it is sustainable, financially viable and that it protects human health. The expanded WSA would appear to support all of these policies.

4.0 CONCLUSION

Extending the Carlsbad Springs Trickle Feed System to include the Boundary Road lands would be a proper land use decision which is supported by the City’s policies. The Employment Study, the Strategic Plan, the IMP and the Official Plan all support the servicing of the existing development and the servicing for the parcels that are presently vacant. The proposed WSA extension lands conforms to the intent of the City’s Official Plan including the permission for infilling and rounding out of the existing development which has been identified for rural land uses, including employment purposes. The further extension of the Feedermain to service the residential lands east of the Village to address the known water quality problems are also be supported by such an extension. Such a comprehensive update would meet the City’s objectives for efficiency and effectiveness of the system and cost effective upgrades. There are also priorities for the development of the existing employment lands to promote job creation where infrastructure costs are minimized. The WSA needs only a minor alteration to serve the largest employment area in this part of the City. Also, the principle of ensuring that the “infrastructure required to support this growth is built or improved as needed” is included in the planning and growth management section of the Strategic Plan. The municipality will review its strategic, economic development, investment and master planning studies and will confirm that the change meets the intent of these polices. Renewal is highlighted throughout both the Strategic Plan and in the IMP. It is our option that this amendment meets the intent of these policies. The alteration to the system to address the issues related to the water quality found in the residential and employment areas would allow for a much more logical extension with far more contributing landowners. Such an extension would also support the implementation of the rural economic strategy and support the creation of a solution to existing water problems in this part of the City. The inclusion of these lands within any expansion would also allow the City to begin the implementation of the benefiting owner concept for the cost of this extension.

APPENDIX A

Extracts from the City of Ottawa Official Plan

(including Amendment 150)

2.3.2 – Water and Wastewater Services Water treatment and distribution and sanitary wastewater collection and disposal services are important to the health of both the community and the environment. The City owns and operates two major water treatment facilities and one major wastewater treatment facility, along with the associated infrastructure (pipes, pumps, and storage facilities). These facilities make up the City’s central systems, which service areas within the designated urban boundary. At other locations, public water and/or wastewater services are provided by smaller-scale City facilities, including the Villages of Munster, Carp, Richmond, Carlsbad Springs, Notre-Dame-des-Champs and Vars, specific locations in the Greenbelt and a limited number of locations where services have been provided due to a unique circumstance, such as to remedy a specific health concern. Altogether, these constitute the Public Service Area. [Amendment #76, August 04, 2010] The Infrastructure Master Plan directs the management and extension of public works systems:

Water supply and treatment; Wastewater collection and treatment; Stormwater collection and treatment [Amendment #76, Ministerial Modification #7,

August 04, 2010] The Infrastructure Master Plan provides a comprehensive statement of the City’s public works policies. It also provides direction for new initiatives to minimize capital and operating costs, to ensure the reliability and level of service, and to mitigate environmental impacts of service provision. In addition to the Infrastructure Master Plan, infrastructure planning is also directed to supporting documents and initiatives such as:

Operational reviews to provide feedback to ensure that the City’s policies are being achieved and that public works systems are being managed in a cost-effective and environmentally-sensitive manner;

Major facilities plans for the City’s two water treatment plants, the wastewater treatment plant, and stormwater management facilities;

Master Servicing Strategies that address provision of water, wastewater and stormwater management services throughout the entire Public Service Area; [Amendment #76, August 04, 2010]

Area infrastructure plans which identify the specific needs for infrastructure arising from projected growth, system management requirements and new initiatives. The plans identify the full capital and operating costs of infrastructure requirements; [Amendment #76, August 04, 2010]

Design guidelines, which provide specific means by which the City’s policies will be achieved in the construction of new or rehabilitated infrastructure.

The Infrastructure Master Plan also addresses the City’s role in managing private services. Publicly-owned and managed systems serving large areas of compact development provide the highest value in terms of the City’s ability to protect public health and safety, minimize negative impacts on the natural environment and support the types of growth and development envisioned in the Official Plan. Value and efficiency are reduced as the scale of water and wastewater systems is reduced, the number of systems increases and the locations of the systems become scattered. However, small stand-alone water or wastewater systems or significant linear extensions of the central systems to serve small areas may be the best available means by which to address public

health or environmental problems, but may not provide the standards of service generally expected in a Public Service Area. The City does not support individual subdivision applications in the rural area proposing public water and/or wastewater systems designed only to service that subdivision. Public Service Areas Public Service Areas and the terms under which services are provided are generally defined in the Infrastructure Master Plan. However, in some cases the details regarding Public Service Areas and the terms under which services are provided are contained in agreements or by-laws. Policies

1. Development in Public Service Areas must be on the basis of both public water and wastewater services, except as provided for in Policies10 and 11.[Amendment #76, August 04, 2010]

2. In order to provide sufficient water and wastewater system capacity to assist in meeting the City’s intensification requirements inside the Greenbelt, the City will:

a. Utilize both system design standards and results of direct monitoring of system demands in order to assess the potential for new development to adversely impact existing systems;

b. Promote intensification and infill where sufficient water and sewer capacity is available or can be provided to support the magnitude of the resulting growth;

c. Identify growth constraint areas where the risk of wet weather flow conditions could lead to greater occurrence of basement flooding;

d. Undertake condition and network capacity assessments to support community design plans in areas of proposed urban intensification, to support the development of comprehensive upgrade and renewal plans for these areas;

e. Permit intensification and infill to proceed in a phased manner consistent with the policies in Section 6, Managing Capacity to Support Intensification and Infill, of the Infrastructure Master Plan (IMP) in conjunction with other policies of the IMP and the target and phasing of policies of the Official Plan. [Amendment #76, August 04, 2010]

3. The City has no obligation to provide service connections to every property in Public Service Areas. [Amendment #76, August 04, 2010]

4. The City will provide for the creation of new Public Service Areas to provide for the growth management strategies of the Plan for the urban area. [Amendment #76, August 04, 2010]

5. The City may provide for the creation of new Public Services Areas in the rural area where public services have been deemed to be the appropriate solution in the following circumstances: a. To support growth in villages based on a boundary change or intensification of

use and the recommendations contained in a village community design plan where: i. The community design planning process has included a comprehensive

servicing study which uses standardized criteria including costs and benefits to evaluate a range of servicing options and innovative technologies to deliver public water and/or wastewater services,

ii. The community design plan establishes a definition of a Public Service Area boundary and the terms of provision of service,

iii. The mechanisms for financing capital costs, operating costs and infrastructure replacement reserve costs are established to the satisfaction of City Council,

iv. The community design plan is adopted by amendment to this Plan and the boundaries of the Village or boundaries of the serviced area within the Village are amended on Schedule A; [Amendment #76, August 04, 2010]

b. To remedy a public health or environmental problem in a privately serviced area

where: i. The community design planning process has included a comprehensive


ii. The mechanisms for financing capital costs, operating costs and infrastructure replacement reserve costs are established to the satisfaction of City Council,

iii. A definition of the Public Service Area boundary and the terms of provision of service are established

c. To support economic development in unique situations in the rural area, such as

for the Carp Airport, where: i. The community design planning process has included a comprehensive


ii. The mechanisms for financial capital costs, operating costs and infrastructure replacement reserve costs are established.

iii. The definition of the Public Service Area boundary and the terms of provision of service are established. [Amendment #76, August 04, 2010]

6. Areas adjacent to public water and wastewater services but outside any defined Public

Service Areas are not permitted to connect to public services. [Amendment #76, August 04, 2010]

7. The City will discourage future growth on the basis of partial services, particularly where City water is provided to resolve a groundwater contamination issue. Growth may be considered where an Environmental Assessment, has addressed the potential for aquifer contamination by pollution from private septic system effluent, and has addressed the impact of indiscriminate water use. [Amendment #76, August 04, 2010]

Exceptions 8. Notwithstanding the policies of Section 2.3.2, development on the properties known

municipally as800 and 848 Cedarview Road, and 4497 O’Keefe Court (legally defined as Part of Lots 22, 23, 24and 25, Concession 4, Rideau Front, former City of Nepean), located outside the urban boundary, will be permitted to connect to the potable water service. [Amendment #57, November 28, 2007][Amendment #76, August 04, 2010]

9. Notwithstanding the policies of Section 2.3.2, the properties known municipally as 2075, 2201, 2207, 2217, 2229, 2241, 2255, 2287, 2317, 2331, 2339, and 2347 Trim Road shall be connected to municipal services given the impacts to the private septic systems and wells by the widening of Trim Road. In addition, as per the direction of the Agricultural and Rural Affairs Committee on September 6, 2012, the following properties shall be connected: 5210, 5220, 5330 Innes Road and2035 Trim Road. [Amendment #108, October 17, 2012]

Policy 10. All development outside of Public Service Areas will be on the basis of private services. Partial Services The intention of this Plan is to ensure that where public services are provided, that this include both public water and public wastewater. However, some rare exceptions may occur. Policy

11. Partial Services shall only be considered in the following circumstances:

a. Where they are necessary to address failed individual on-site sewage services and individual on-site water services in existing development; or

b. Within the urban area and in villages where development on partial services already exists and the proposal constitutes minor infill. [Amendment #76, August 04, 2010]

Private Services in Public Service Areas At some locations in the city, pockets of development exist on private services within designated Public Service Areas and the City has no commitment to extend public services to these pockets. This situation has typically resulted as the expansion of the Public Service Areas has surrounded previously established areas. Policy

12. Notwithstanding policy 1 above, where no provision for public services exists, the City may permit development on private services in defined Public Service Areas provided that it can be demonstrated to the satisfaction of the City that such development: a. Is proposed in a circumstance where public services are not currently technically

or financially feasible b. Can adequately be serviced by private individual services in accordance with

Section 4.4; c. Is of a minor nature that consists of a single building comprising a commercial,

institutional or public use; residential infilling within residential clusters; a farm severance as provided for in Section 3.7.3 of this Plan or other uses of similar nature and scale;

d. Will not compromise the longer-term development of the area on public services. Public Service Area developments that are permitted on private services under this policy will be required to pay for connection to the public services as they become available.

APPENDIX B

Extracts from the Provincial Policy Statement 2014

Part I: Preamble The Provincial Policy Statement provides for appropriate development while protecting resources of provincial interest, public health and safety, and the quality of the natural and built environment. The Provincial Policy Statement supports improved land use planning and management, which contributes to a more effective and efficient land use planning system. The policies of the Provincial Policy Statement may be complemented by provincial plans or by locally‐generated policies regarding matters of municipal interest. Provincial plans and municipal official plans provide a framework for comprehensive, integrated, place‐based and long‐term planning that supports and integrates the principles of strong communities, a clean and healthy environment and economic growth, for the long term. Land use planning is only one of the tools for implementing provincial interests. A wide range of legislation, regulations, policies and programs may also affect planning matters, and assist in implementing these interests. Read the Entire Provincial Policy Statement The Provincial Policy Statement is more than a set of individual policies. It is to be read in its entirety and the relevant policies are to be applied to each situation. When more than one policy is relevant, a decision‐maker should consider all of the relevant policies to understand how they work together. The language of each policy, including the Implementation and Interpretation policies, will assist decision‐makers in understanding how the policies are to be implemented. While specific policies sometimes refer to other policies for ease of use, these cross‐references do not take away from the need to read the Provincial Policy Statement as a whole. There is no implied priority in the order in which the policies appear.

Part IV: Vision for Ontario’s Land Use Planning System The long‐term prosperity and social well‐being of Ontario depends upon planning for strong, sustainable and resilient communities for people of all ages, a clean and healthy environment, and a strong and competitive economy. The Provincial Policy Statement focuses growth and development within urban and rural settlement areas while supporting the viability of rural areas. It recognizes that the wise management of land use change may involve directing, promoting or sustaining development. Land use must be carefully managed to accommodate appropriate development to meet the full range of current and future needs, while achieving efficient development patterns and avoiding significant or sensitive resources and areas which may pose a risk to public health and safety.

Part V: Policies 1.0 Building Strong Healthy Communities Ontario is a vast province with urban, rural, and northern communities with diversity in population, economic activities, pace of growth, service levels and physical and natural

conditions. Ontario's long‐term prosperity, environmental health and social well‐being depend on wisely managing change and promoting efficient land use and development patterns. Efficient land use and development patterns support sustainability by promoting strong, liveable, healthy and resilient communities, protecting the environment and public health and safety, and facilitating economic growth.

1.1 Managing and Directing Land Use to Achieve Efficient and Resilient Development

and Land Use Patterns

1.1.1 Healthy, liveable and safe communities are sustained by:

a) promoting efficient development and land use patterns which sustain the financial well‐being of the Province and municipalities over the long term;

c) avoiding development and land use patterns which may cause environmental or public health and safety concerns;

d) avoiding development and land use patterns that would prevent the efficient expansion of settlement areas in those areas which are adjacent or close to settlement areas;

e) promoting cost‐effective development patterns and standards to minimize land consumption and servicing costs;

g) ensuring that necessary infrastructure, electricity generation facilities and transmission and distribution systems, and public service facilities are or will be available to meet current and projected needs;

1.1.4 Rural Areas in Municipalities Rural areas are important to the economic success of the Province and our quality of life. Rural areas are a system of lands that may include rural settlement areas, rural lands, prime agricultural areas, natural heritage features and areas, and other resource areas. Rural areas and urban areas are interdependent in terms of markets, resources and amenities. It is important to leverage rural assets and amenities and protect the environment as a foundation for a sustainable economy. Ontario’s rural areas have diverse population levels, natural resources, geographies and physical characteristics, and economies. Across rural Ontario, local circumstances vary by region. For example, northern Ontario’s natural environment and vast geography offer different opportunities than the predominately agricultural areas of southern regions of the Province.

1.1.4.1 Healthy, integrated and viable rural areas should be supported by:

a) building upon rural character, and leveraging rural amenities and assets; b) promoting regeneration, including the redevelopment of brownfield sites; c) accommodating an appropriate range and mix of housing in rural

settlement areas;

d) encouraging the conservation and redevelopment of existing rural housing stock on rural lands;

e) using rural infrastructure and public service facilities efficiently; f) promoting diversification of the economic base and employment

opportunities through goods and services, including value‐added products and the sustainable management or use of resources;

g) providing opportunities for sustainable and diversified tourism, including leveraging historical, cultural, and natural assets;

h) conserving biodiversity and considering the ecological benefits provided by nature; and

i) providing opportunities for economic activities in prime agricultural areas, in accordance with policy 2.3.

1.1.4.2 In rural areas, rural settlement areas shall be the focus of growth and

development and their vitality and regeneration shall be promoted. 1.1.4.3 When directing development in rural settlement areas in accordance with policy

1.1.3, planning authorities shall give consideration to rural characteristics, the scale of development and the provision of appropriate service levels.

1.1.4.4 Growth and development may be directed to rural lands in accordance with

policy 1.1.5, including where a municipality does not have a settlement area.

1.1.5 Rural Lands in Municipalities 1.1.5.1 When directing development on rural lands, a planning authority shall apply the

relevant policies of Section 1: Building Strong Healthy Communities, as well as the policies of Section 2: Wise Use and Management of Resources and Section 3: Protecting Public Health and Safety.

1.1.5.2 On rural lands located in municipalities, permitted uses are:

a) the management or use of resources; b) resource‐based recreational uses (including recreational dwellings); c) limited residential development; d) home occupations and home industries; e) cemeteries; and f) other rural land uses.

1.1.5.3 Recreational, tourism and other economic opportunities should be promoted. 1.1.5.4 Development that is compatible with the rural landscape and can be sustained

by rural service levels should be promoted.

1.1.5.5 Development shall be appropriate to the infrastructure which is planned or

available, and avoid the need for the unjustified and/or uneconomical expansion of this infrastructure.

1.1.5.6 Opportunities should be retained to locate new or expanding land uses that

require separation from other uses. 1.1.5.7 Opportunities to support a diversified rural economy should be promoted by

protecting agricultural and other resource‐related uses and directing non‐related development to areas where it will minimize constraints on these uses.

1.2 Coordination 1.2.1 A coordinated, integrated and comprehensive approach should be used when

dealing with planning matters within municipalities, across lower, single and/or upper‐tier municipal boundaries, and with other orders of government, agencies and boards including: a) managing and/or promoting growth and development; b) economic development strategies; d) infrastructure, electricity generation facilities and transmission and

distribution systems, multimodal transportation systems, public service facilities and waste management systems;

g) population, housing and employment projections, based on regional market areas;

1.3 Employment 1.3.1 Planning authorities shall promote economic development and competitiveness

by: a) providing for an appropriate mix and range of employment and

institutional uses to meet long‐term needs; b) providing opportunities for a diversified economic base, including

maintaining a range and choice of suitable sites for employment uses which support a wide range of economic activities and ancillary uses, and take into account the needs of existing and future businesses;

c) encouraging compact, mixed‐use development that incorporates compatible employment uses to support liveable and resilient communities; and

d) ensuring the necessary infrastructure is provided to support current and projected needs.

1.3.2 Employment Areas 1.3.2.1 Planning authorities shall plan for, protect and preserve employment areas for

current and future uses and ensure that the necessary infrastructure is provided to support current and projected needs.

1.3.2.2 Planning authorities may permit conversion of lands within employment areas to

non‐employment uses through a comprehensive review, only where it has been demonstrated that the land is not required for employment purposes over the long term and that there is a need for the conversion.

1.3.2.3 Planning authorities shall protect employment areas in proximity to major goods

movement facilities and corridors for employment uses that require those locations.

1.3.2.4 Planning authorities may plan beyond 20 years for the long‐term protection of

employment areas provided lands are not designated beyond the planning horizon identified in policy 1.1.2.

1.6 Infrastructure and Public Service Facilities 1.6.1 Infrastructure, electricity generation facilities and transmission and distribution

systems, and public service facilities shall be provided in a coordinated, efficient and cost‐effective manner that considers impacts from climate change while accommodating projected needs. Planning for infrastructure, electricity generation facilities and transmission and distribution systems, and public service facilities shall be coordinated and integrated with land use planning so that they are: a) financially viable over their life cycle, which may be demonstrated

through asset management planning; and b) available to meet current and projected needs. 1.6.2 Planning authorities should promote green infrastructure to complement

infrastructure. 1.6.3 Before consideration is given to developing new infrastructure and public service

facilities: a) the use of existing infrastructure and public service facilities should be

optimized; and b) opportunities for adaptive re‐use should be considered, wherever

feasible.

1.6.6 Sewage, Water and Stormwater

1.6.6.1 Planning for sewage and water services shall:

a) direct and accommodate expected growth or development in a manner that promotes the efficient use and optimization of existing: 1. municipal sewage services and municipal water services; and 2. private communal sewage services and private communal water

services, where municipal sewage services and municipal water services are not available;

b) ensure that these systems are provided in a manner that:

1. can be sustained by the water resources upon which such services rely; 2. is feasible, financially viable and complies with all regulatory

requirements; and 3. protects human health and the natural environment;

c) promote water conservation and water use efficiency; d) integrate servicing and land use considerations at all stages of the planning

process; and e) be in accordance with the servicing hierarchy outlined through policies 1.6.6.2,

1.6.6.3, 1.6.6.4 and 1.6.6.5. 1.6.6.2 Municipal sewage services and municipal water services are the preferred form of

servicing for settlement areas. Intensification and redevelopment within settlement areas on existing municipal sewage services and municipal water services should be promoted, wherever feasible.

1.6.6.3 Where municipal sewage services and municipal water services are not provided,

municipalities may allow the use of private communal sewage services and private communal water services.

1.6.6.4 Where municipal sewage services and municipal water services or private communal

sewage services and private communal water services are not provided, individual on‐site sewage services and individual on‐site water services may be used provided that site conditions are suitable for the long‐term provision of such services with no negative impacts. In settlement areas, these services may only be used for infilling and minor rounding out of existing development.

1.6.6.5 Partial services shall only be permitted in the following circumstances:

a) where they are necessary to address failed individual on‐site sewage services and individual on‐site water services in existing development; or

b) within settlement areas, to allow for infilling and minor rounding out of existing development on partial services provided that site conditions are suitable for the long‐term provision of such services with no negative impacts.

1.6.6.6 Subject to the hierarchy of services provided in policies 1.6.6.2, 1.6.6.3, 1.6.6.4 and

1.6.6.5 planning authorities may allow lot creation only if there is confirmation of sufficient reserve sewage system capacity and reserve water system capacity within municipal sewage services and municipal water services or private communal sewage services and private communal water services. The determination of sufficient reserve sewage system capacity shall include treatment capacity for hauled sewage from private communal sewage services and individual on‐site sewage services.

1.6.7 Transportation Systems 1.6.7.1 Transportation systems should be provided which are safe, energy efficient, facilitate

the movement of people and goods, and are appropriate to address projected needs. 1.6.7.2 Efficient use shall be made of existing and planned infrastructure, including through the

use of transportation demand management strategies, where feasible. 1.6.7.3 As part of a multimodal transportation system, connectivity within and among

transportation systems and modes should be maintained and, where possible, improved including connections which cross jurisdictional boundaries.

1.6.7.5 Transportation and land use considerations shall be integrated at all stages of the

planning process.

1.6.8 Transportation and Infrastructure Corridors 1.6.8.1 Planning authorities shall plan for and protect corridors and rights‐of‐way for

infrastructure, including transportation, transit and electricity generation facilities and transmission systems to meet current and projected needs.

1.6.8.2 Major goods movement facilities and corridors shall be protected for the long term. 1.6.8.3 Planning authorities shall not permit development in planned corridors that could

preclude or negatively affect the use of the corridor for the purpose(s) for which it was identified.

New development proposed on adjacent lands to existing or planned corridors and transportation facilities should be compatible with, and supportive of, the long‐term purposes of the corridor and should be designed to avoid, mitigate or minimize negative impacts on and from the corridor and transportation facilities.

Defined by the PPS as: Major goods movement facilities and corridors: means transportation facilities and corridors associated with the inter‐ and intra‐provincial movement of goods. Examples include: inter‐modal facilities, ports, airports, rail facilities, truck terminals, freight corridors, freight facilities, and haul routes and primary transportation corridors used for the movement of goods. Approaches that are freight‐supportive may be recommended in guidelines developed by the Province or based on municipal approaches that achieve the same objectives.

1.7 Long‐Term Economic Prosperity 1.7.1 Long‐term economic prosperity should be supported by:

a) promoting opportunities for economic development and community investment‐readiness;

b) optimizing the long‐term availability and use of land, resources, infrastructure, electricity generation facilities and transmission and distribution systems, and public service facilities;

f) providing for an efficient, cost‐effective, reliable multimodal transportation system that is integrated with adjacent systems and those of other jurisdictions, and is appropriate to address projected needs to support the movement of goods and people;

1.8 Energy Conservation, Air Quality and Climate Change 1.8.1 Planning authorities shall support energy conservation and efficiency, improved air

quality, reduced greenhouse gas emissions, and climate change adaptation through land use and development patterns which: d) focus freight‐intensive land uses to areas well served by major highways,

airports, rail facilities and marine facilities;

26235 planning rationale carlsbad springs (final) - copy...the provincial policy statement 2014...

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