PA-09-02 - County Initiated - Land Use Map Corrections & UpdatesCharles Andrews, AICP
This document summarizes a proposed ordinance to amend the Future Land Use Map of Manatee County, Florida. The amendment would change the land use designations of multiple privately and publicly owned parcels totaling approximately 610 acres. The changes aim to make the land use designations consistent with the current and planned uses of the parcels, including recognizing existing development. Privately owned parcels would be changed to designations matching their zoning. Publicly owned parcels used for conservation, utilities, recreation or institutional purposes would be changed to the Public/Semi-Public land use categories. The changes are intended to help the county qualify for a reduced flood insurance rate by limiting potential development in flood-prone areas.
The document is a staff report recommending that the Oversight Board approve the Long-Range Property Management Plan (LRPMP) for the Successor Agency to the Former Redevelopment Agency of Alameda County. The LRPMP addresses 12 properties formerly owned by the redevelopment agency and intends for them to be transferred to Alameda County ownership according to their designated uses in approved redevelopment plans. Five properties are intended for public/government uses like a community center and fire station, while seven properties are intended to be sold for private development consistent with redevelopment plans.
This document provides a regeneration masterplan for the redevelopment of the North Riverside area in Derby, England. It includes:
1) An overview of the site and surrounding area, including a brief history of development.
2) Details on planning policy and guidance for the redevelopment, including objectives to reduce flood risk, encourage investment, and enhance connectivity to the river.
3) Proposed plans and designs for the redevelopment, including creating new public spaces, improving transport links, and developing a mix of residential, commercial, and leisure spaces that celebrate the riverfront location.
Spe sibiu-2010 reevaluation and extended exploitation of old wellsFabio Brambilla
Brownfields: reevaluation and extended exploitation of old wells
Enlarge economic reserves by:
Increasing and improving our knowledge at field scale
Increasing and improving our knowledge at well scale
Doing smart workover of existing wells
This document summarizes the existing land use conditions along the proposed PG&E Jefferson-Martin transmission line project route. It describes the various jurisdictions the route will pass through, including San Mateo County, the San Francisco Public Utilities Commission Peninsula Watershed, Golden Gate National Recreation Area, and several cities. It also lists the general plan land use designations and existing land uses along the route.
June 26, 2020 -- PEC seeks to secure contracted professional engineering services to complete (1) a Geotechnical Report and (2) a Final Design for fish-friendly and flood-resilient structures to replace culverts at ONLY the Piney River (VA Rt. 653) pilot project site in Rappahannock County, VA.
The Hampshire, Franklin and Hampden Agricultural Society & City of Northampton are requesting an amendment to the Final Order of Conditions for the redevelopment of the Three County Fairgrounds. The amendment seeks to clarify the scope of work for Phase 1 of the project which includes relocating show rings, adding a promenade, installing additional stormwater infrastructure, and expanding site utilities and gravel surfacing. While the overall master plan has not changed, the specific scope of Phase 1 has been modified after further consideration of feasibility and construction sequencing. The amendment requests the Conservation Commission approve these additions to Phase 1.
This document summarizes a proposal to annex nearly 786 acres of land in New Smyrna Beach into the city limits. The land currently has a variety of county zoning and future land use designations. The applicant proposes rezoning and changing the future land use to low-density residential, conservation, and expanding the activity center designation. However, city staff recommends designations similar to the county designations to be consistent with city commission policy. Specifically, staff recommends rural, activity center, and low-density residential designations for the annexed land. The proposal and staff recommendations would require amendments to the city's comprehensive plan.
PA-09-02 - County Initiated - Land Use Map Corrections & UpdatesCharles Andrews, AICP
This document summarizes a proposed ordinance to amend the Future Land Use Map of Manatee County, Florida. The amendment would change the land use designations of multiple privately and publicly owned parcels totaling approximately 610 acres. The changes aim to make the land use designations consistent with the current and planned uses of the parcels, including recognizing existing development. Privately owned parcels would be changed to designations matching their zoning. Publicly owned parcels used for conservation, utilities, recreation or institutional purposes would be changed to the Public/Semi-Public land use categories. The changes are intended to help the county qualify for a reduced flood insurance rate by limiting potential development in flood-prone areas.
The document is a staff report recommending that the Oversight Board approve the Long-Range Property Management Plan (LRPMP) for the Successor Agency to the Former Redevelopment Agency of Alameda County. The LRPMP addresses 12 properties formerly owned by the redevelopment agency and intends for them to be transferred to Alameda County ownership according to their designated uses in approved redevelopment plans. Five properties are intended for public/government uses like a community center and fire station, while seven properties are intended to be sold for private development consistent with redevelopment plans.
This document provides a regeneration masterplan for the redevelopment of the North Riverside area in Derby, England. It includes:
1) An overview of the site and surrounding area, including a brief history of development.
2) Details on planning policy and guidance for the redevelopment, including objectives to reduce flood risk, encourage investment, and enhance connectivity to the river.
3) Proposed plans and designs for the redevelopment, including creating new public spaces, improving transport links, and developing a mix of residential, commercial, and leisure spaces that celebrate the riverfront location.
Spe sibiu-2010 reevaluation and extended exploitation of old wellsFabio Brambilla
Brownfields: reevaluation and extended exploitation of old wells
Enlarge economic reserves by:
Increasing and improving our knowledge at field scale
Increasing and improving our knowledge at well scale
Doing smart workover of existing wells
This document summarizes the existing land use conditions along the proposed PG&E Jefferson-Martin transmission line project route. It describes the various jurisdictions the route will pass through, including San Mateo County, the San Francisco Public Utilities Commission Peninsula Watershed, Golden Gate National Recreation Area, and several cities. It also lists the general plan land use designations and existing land uses along the route.
June 26, 2020 -- PEC seeks to secure contracted professional engineering services to complete (1) a Geotechnical Report and (2) a Final Design for fish-friendly and flood-resilient structures to replace culverts at ONLY the Piney River (VA Rt. 653) pilot project site in Rappahannock County, VA.
The Hampshire, Franklin and Hampden Agricultural Society & City of Northampton are requesting an amendment to the Final Order of Conditions for the redevelopment of the Three County Fairgrounds. The amendment seeks to clarify the scope of work for Phase 1 of the project which includes relocating show rings, adding a promenade, installing additional stormwater infrastructure, and expanding site utilities and gravel surfacing. While the overall master plan has not changed, the specific scope of Phase 1 has been modified after further consideration of feasibility and construction sequencing. The amendment requests the Conservation Commission approve these additions to Phase 1.
This document summarizes a proposal to annex nearly 786 acres of land in New Smyrna Beach into the city limits. The land currently has a variety of county zoning and future land use designations. The applicant proposes rezoning and changing the future land use to low-density residential, conservation, and expanding the activity center designation. However, city staff recommends designations similar to the county designations to be consistent with city commission policy. Specifically, staff recommends rural, activity center, and low-density residential designations for the annexed land. The proposal and staff recommendations would require amendments to the city's comprehensive plan.
The applicant is seeking final design approval for a mixed-use development with 150 apartment units and 5,100 square feet of retail space located at 5514 Broadway and 200, 202, & 206 Ellwood. The development will consist of a four-story building with improvements to parking along Circle Street and Fenimore Street. City staff and the Architectural Review Board recommended approval with changes to parking space dimensions and reinstating an original roof architectural feature.
South Orange Valley and Third Street Redevelopment PlanAlex Torpey
This document summarizes the redevelopment plans for a 2.7 acre property located in the Village. A mixed-use development is proposed that would include approximately 521 space parking facility, 215 residential rental units (including affordable units), and 3,000 square feet of retail space. The development would be constructed by Jonathan Rose Companies and involves relocating the local rescue squad facility. Key aspects of the financial agreement, redevelopment plan, and anticipated development timetable are outlined.
West Bay Marina Village Development Sitelatitudelisa
25 acres +/- of Commercial and Multi Family land with 864 ft frontage on Hwy 79 and over 1000 ft on the bay. Future land use of Marina Village available, zoning entitlements in place. Location is 4 miles north of beaches, and 3 miles south of new International Airport on Hwy 79.
The applicant is seeking to combine multiple lots and portions of abandoned public rights-of-way to create 2 new lots for a proposed mixed-use development. The replat would establish Lots 25 & 26, with Lot 25 being 1.413 acres for the development and Lot 26 being 0.408 acres owned by the city. The replat meets all technical subdivision requirements.
Brooks Road Environmental Limited (formerly Edwards Landfill), Vertical Capacity Expansion Environmental Assessment has opened a Public Open House to present the contents for the draft EA report,describe the draft EA review process, meet the Project Team & ask questions and outline the next steps in the EA process.Visit website for more info: http://www.brenvironmental.com/history.
411 New York Ave. NE Zoning Commission Order 15-19Elise Bernard
The document summarizes a zoning commission order regarding a planned unit development and map amendment application for property located at 411 New York Avenue, N.E. in Washington D.C. It provides background on the application and review process, including public hearings, expert testimony, and recommendations from the Office of Planning and Advisory Neighborhood Commission 5D in support of approving the application. The Zoning Commission ultimately approved the application to allow redevelopment of the property as an 11-story hotel with dedicated arts space.
This document provides a summary of planning initiatives and projects for College Station in 2016. It discusses updates to the city's Comprehensive Plan including neighborhood, district, corridor, and master plans. It also summarizes amendments to the Unified Development Ordinance and projects in progress, such as updates to the Stormwater Master Plan and Thoroughfare Plan. Major initiatives included adopting new zoning districts based on the Wellborn Community Plan, amending parkland dedication requirements, and allowing mobile food vendor courts.
The document outlines the process for proposing and constructing the Kapiti Coast Expressway as part of the Wellington Northern Corridor. It discusses how the expressway was listed as a Road of National Significance, and the steps involved in designating the land, obtaining resource consents, protecting heritage sites, acquiring land, and establishing it as a limited access road. These steps include issuing a Notice of Requirement, public consultation, recommendations by local authorities, potential appeals to the Environment Court, and compensation for acquired or impacted private land. The multi-year process will require navigating the Resource Management Act, Public Works Act, Historic Places Act, and Government Roading Powers Act.
This document provides an assessment of a 23-unit housing development in Rotherham called Henley Rise using the Building for Life (BFL) methodology. Key details include: the developer is South Yorkshire Housing Association; the site has views of open countryside and some sloping topography; and the design incorporates renewable energy elements. Overall, the development scored well for its character, layout, and relationship to its landscape context, though roads/parking and architectural quality could be improved.
This document summarizes a request to extend a coastal development permit for a retail/food center project in Venice, California. Staff recommends granting a one-year extension as there have been no changed circumstances that would make the project inconsistent with coastal regulations. The originally approved and amended projects were significantly smaller than initially proposed, and included conditions to address traffic, parking, and environmental impacts. While some objections were raised, no specific changed circumstances were identified that would affect the project's consistency with coastal rules.
This document provides information regarding an agenda item for rezoning 1110 Arrington. It summarizes the existing and proposed zoning, history of rezoning and development of the subject site since 1983, future land use designations, and staff and planning commission recommendations to approve the rezoning with conditions. The proposed rezoning must meet six review criteria related to consistency with plans, compatibility with surrounding uses, suitability of permitted uses, and availability of infrastructure.
This document summarizes the market for a proposed retail development called New Hanover Crossing in New Hanover Township, Pennsylvania. It notes that the township has experienced significant population and housing growth in recent years and is projected to double in population by 2015. Almost 900 new homes have been constructed since 2000. The development of sewer infrastructure has enabled more residential projects. Over 4,000 new housing units are proposed or under construction within the township.
This document outlines two infrastructure projects in Qatar. Project 1 (PIC A-1094A) involves constructing roads, utilities, and 222, 215, and 211 villas in three residential areas. Project 2 (PIC A-1097) involves constructing and rehabilitating roads, installing storm drainage, water distribution, irrigation, and sewage systems in Haii Al-Mehan. The status of Project 1 design is 90% complete while Project 2 design is 100% complete.
The document summarizes the Red Hill Bay Shallow Water Habitat Restoration Project. It discusses the project overview, budget, permitting status, construction timeline, and technical details. The key points are:
1) The project will restore up to 640 acres of shorebird habitat at Red Hill Bay by building low berms and mixing pumped Alamo River water and Salton Sea water to a salinity of 25-40 ppt.
2) The total budget is $3.5 million provided by various funding sources including USFWS, IID, and state grants.
3) Construction is slated to begin in November 2016 and be complete by September 2017, with the new habitat operational by then.
The City Commission is proposing to change the land use designation of the Griffin Road corridor to a Local Activity Center (LAC), consistent with recommendations in the recently adopted Westside Master Plan. The Master Plan envisions the Griffin Road area providing transit-supportive housing, employment, and mixed-use development. The proposed LAC designation would change the land use categories for 155 acres along Griffin Road from various residential and commercial designations to the LAC designation, allowing mixed-use development with specified maximum densities and intensities. The local Planning and Zoning Board has recommended approval of the LAC designation.
Conception Planning Limited is seeking approval for a mixed-use development at 71 Plains Road East in Burlington. The proposal includes constructing a 713 square meter, two-storey building with eleven residential units on the second floor and two commercial units on the main level. A parking analysis determined that 24 parking spaces would be required and provided on site to meet zoning requirements. The development plan aims to blend with the surrounding neighborhood and enhance the community through new commercial and residential spaces. If approved, the development would redevelop a currently vacant property in accordance with applicable provincial, regional and municipal planning policies.
This document provides an updated land use and transportation plan for the Red Lake Reservation. It includes background information on the reservation's history, population and housing characteristics, and economic profile. The main body of the document contains a land use plan section that inventories existing land use and resources, analyzes trends, and makes recommendations for future land use. It also includes a transportation plan section that inventories and analyzes the existing transportation system and identifies goals and policies for future transportation improvements. Maps and tables throughout provide supporting information. The overall goal is to provide a coordinated planning process and framework to guide future development decisions.
The document provides details on three ongoing irrigation projects managed by the Irrigation & Flood Control Department of Manipur:
1) The Thoubal Multipurpose Project in Senapati/Ukhrul & Imphal East Districts aims to harness the Thoubal River for irrigation, water supply, and hydropower. Physical progress is 85% with partial irrigation of 14,861Ha achieved.
2) The Khuga Multipurpose Project in Churachandpur District involves constructing a dam across the Khuga River. Physical progress is 98% with partial irrigation of 10,000Ha and 5MGD of water supply achieved.
3) The Dolaithabi Barrage Project in Imp
The Irrigation & Flood Control Department of Manipur was established in 1976 to manage irrigation and flood control projects in the state. It implements various schemes funded by different sources to control flooding along rivers. These schemes involve constructing retaining walls, embankments, and channelization works along rivers prone to flooding in different districts. The department monitors the physical and financial progress of these schemes with assistance from district authorities.
This document summarizes the redevelopment of the former Buick City site in Flint, Michigan. The 394-acre site was originally developed in 1903 for automobile production and housed various manufacturing plants until 2010. American SpiralWeld Pipe Co. purchased 18 acres of the brownfield site and built a 180,000 square foot facility, pledging to create 60 new jobs. This is the first company to redevelop the Buick City site, and redevelopment is ongoing with the goal of creating further investment and jobs in the Flint region.
The applicant is seeking final design approval for a mixed-use development with 150 apartment units and 5,100 square feet of retail space located at 5514 Broadway and 200, 202, & 206 Ellwood. The development will consist of a four-story building with improvements to parking along Circle Street and Fenimore Street. City staff and the Architectural Review Board recommended approval with changes to parking space dimensions and reinstating an original roof architectural feature.
South Orange Valley and Third Street Redevelopment PlanAlex Torpey
This document summarizes the redevelopment plans for a 2.7 acre property located in the Village. A mixed-use development is proposed that would include approximately 521 space parking facility, 215 residential rental units (including affordable units), and 3,000 square feet of retail space. The development would be constructed by Jonathan Rose Companies and involves relocating the local rescue squad facility. Key aspects of the financial agreement, redevelopment plan, and anticipated development timetable are outlined.
West Bay Marina Village Development Sitelatitudelisa
25 acres +/- of Commercial and Multi Family land with 864 ft frontage on Hwy 79 and over 1000 ft on the bay. Future land use of Marina Village available, zoning entitlements in place. Location is 4 miles north of beaches, and 3 miles south of new International Airport on Hwy 79.
The applicant is seeking to combine multiple lots and portions of abandoned public rights-of-way to create 2 new lots for a proposed mixed-use development. The replat would establish Lots 25 & 26, with Lot 25 being 1.413 acres for the development and Lot 26 being 0.408 acres owned by the city. The replat meets all technical subdivision requirements.
Brooks Road Environmental Limited (formerly Edwards Landfill), Vertical Capacity Expansion Environmental Assessment has opened a Public Open House to present the contents for the draft EA report,describe the draft EA review process, meet the Project Team & ask questions and outline the next steps in the EA process.Visit website for more info: http://www.brenvironmental.com/history.
411 New York Ave. NE Zoning Commission Order 15-19Elise Bernard
The document summarizes a zoning commission order regarding a planned unit development and map amendment application for property located at 411 New York Avenue, N.E. in Washington D.C. It provides background on the application and review process, including public hearings, expert testimony, and recommendations from the Office of Planning and Advisory Neighborhood Commission 5D in support of approving the application. The Zoning Commission ultimately approved the application to allow redevelopment of the property as an 11-story hotel with dedicated arts space.
This document provides a summary of planning initiatives and projects for College Station in 2016. It discusses updates to the city's Comprehensive Plan including neighborhood, district, corridor, and master plans. It also summarizes amendments to the Unified Development Ordinance and projects in progress, such as updates to the Stormwater Master Plan and Thoroughfare Plan. Major initiatives included adopting new zoning districts based on the Wellborn Community Plan, amending parkland dedication requirements, and allowing mobile food vendor courts.
The document outlines the process for proposing and constructing the Kapiti Coast Expressway as part of the Wellington Northern Corridor. It discusses how the expressway was listed as a Road of National Significance, and the steps involved in designating the land, obtaining resource consents, protecting heritage sites, acquiring land, and establishing it as a limited access road. These steps include issuing a Notice of Requirement, public consultation, recommendations by local authorities, potential appeals to the Environment Court, and compensation for acquired or impacted private land. The multi-year process will require navigating the Resource Management Act, Public Works Act, Historic Places Act, and Government Roading Powers Act.
This document provides an assessment of a 23-unit housing development in Rotherham called Henley Rise using the Building for Life (BFL) methodology. Key details include: the developer is South Yorkshire Housing Association; the site has views of open countryside and some sloping topography; and the design incorporates renewable energy elements. Overall, the development scored well for its character, layout, and relationship to its landscape context, though roads/parking and architectural quality could be improved.
This document summarizes a request to extend a coastal development permit for a retail/food center project in Venice, California. Staff recommends granting a one-year extension as there have been no changed circumstances that would make the project inconsistent with coastal regulations. The originally approved and amended projects were significantly smaller than initially proposed, and included conditions to address traffic, parking, and environmental impacts. While some objections were raised, no specific changed circumstances were identified that would affect the project's consistency with coastal rules.
This document provides information regarding an agenda item for rezoning 1110 Arrington. It summarizes the existing and proposed zoning, history of rezoning and development of the subject site since 1983, future land use designations, and staff and planning commission recommendations to approve the rezoning with conditions. The proposed rezoning must meet six review criteria related to consistency with plans, compatibility with surrounding uses, suitability of permitted uses, and availability of infrastructure.
This document summarizes the market for a proposed retail development called New Hanover Crossing in New Hanover Township, Pennsylvania. It notes that the township has experienced significant population and housing growth in recent years and is projected to double in population by 2015. Almost 900 new homes have been constructed since 2000. The development of sewer infrastructure has enabled more residential projects. Over 4,000 new housing units are proposed or under construction within the township.
This document outlines two infrastructure projects in Qatar. Project 1 (PIC A-1094A) involves constructing roads, utilities, and 222, 215, and 211 villas in three residential areas. Project 2 (PIC A-1097) involves constructing and rehabilitating roads, installing storm drainage, water distribution, irrigation, and sewage systems in Haii Al-Mehan. The status of Project 1 design is 90% complete while Project 2 design is 100% complete.
The document summarizes the Red Hill Bay Shallow Water Habitat Restoration Project. It discusses the project overview, budget, permitting status, construction timeline, and technical details. The key points are:
1) The project will restore up to 640 acres of shorebird habitat at Red Hill Bay by building low berms and mixing pumped Alamo River water and Salton Sea water to a salinity of 25-40 ppt.
2) The total budget is $3.5 million provided by various funding sources including USFWS, IID, and state grants.
3) Construction is slated to begin in November 2016 and be complete by September 2017, with the new habitat operational by then.
The City Commission is proposing to change the land use designation of the Griffin Road corridor to a Local Activity Center (LAC), consistent with recommendations in the recently adopted Westside Master Plan. The Master Plan envisions the Griffin Road area providing transit-supportive housing, employment, and mixed-use development. The proposed LAC designation would change the land use categories for 155 acres along Griffin Road from various residential and commercial designations to the LAC designation, allowing mixed-use development with specified maximum densities and intensities. The local Planning and Zoning Board has recommended approval of the LAC designation.
Conception Planning Limited is seeking approval for a mixed-use development at 71 Plains Road East in Burlington. The proposal includes constructing a 713 square meter, two-storey building with eleven residential units on the second floor and two commercial units on the main level. A parking analysis determined that 24 parking spaces would be required and provided on site to meet zoning requirements. The development plan aims to blend with the surrounding neighborhood and enhance the community through new commercial and residential spaces. If approved, the development would redevelop a currently vacant property in accordance with applicable provincial, regional and municipal planning policies.
This document provides an updated land use and transportation plan for the Red Lake Reservation. It includes background information on the reservation's history, population and housing characteristics, and economic profile. The main body of the document contains a land use plan section that inventories existing land use and resources, analyzes trends, and makes recommendations for future land use. It also includes a transportation plan section that inventories and analyzes the existing transportation system and identifies goals and policies for future transportation improvements. Maps and tables throughout provide supporting information. The overall goal is to provide a coordinated planning process and framework to guide future development decisions.
The document provides details on three ongoing irrigation projects managed by the Irrigation & Flood Control Department of Manipur:
1) The Thoubal Multipurpose Project in Senapati/Ukhrul & Imphal East Districts aims to harness the Thoubal River for irrigation, water supply, and hydropower. Physical progress is 85% with partial irrigation of 14,861Ha achieved.
2) The Khuga Multipurpose Project in Churachandpur District involves constructing a dam across the Khuga River. Physical progress is 98% with partial irrigation of 10,000Ha and 5MGD of water supply achieved.
3) The Dolaithabi Barrage Project in Imp
The Irrigation & Flood Control Department of Manipur was established in 1976 to manage irrigation and flood control projects in the state. It implements various schemes funded by different sources to control flooding along rivers. These schemes involve constructing retaining walls, embankments, and channelization works along rivers prone to flooding in different districts. The department monitors the physical and financial progress of these schemes with assistance from district authorities.
This document summarizes the redevelopment of the former Buick City site in Flint, Michigan. The 394-acre site was originally developed in 1903 for automobile production and housed various manufacturing plants until 2010. American SpiralWeld Pipe Co. purchased 18 acres of the brownfield site and built a 180,000 square foot facility, pledging to create 60 new jobs. This is the first company to redevelop the Buick City site, and redevelopment is ongoing with the goal of creating further investment and jobs in the Flint region.
Mount Vernon District 2018 Paving and RestripingFairfax County
This document summarizes a public information meeting held on February 12, 2018 about proposed paving and restriping projects in the Mount Vernon District. Representatives from VDOT and Fairfax County DOT presented information on the district's paving program and conditions, proposed striping modifications to improve safety for bicyclists and pedestrians, and specific projects planned for roads like Hooes Road, Pohick Road, Armistead Road, Richmond Highway, Telegraph Road, Pole Road, and Frye Road. The presentation included existing road configurations, planned improvements, and proposed restriping designs. Community feedback was requested by March 2nd on issues like speeding, priority crossings, crosswalk striping, and median refuges.
The Bradley Acres Pond Retrofit project in Fairfax County, VA converted an existing dry pond into a constructed wetland pond. The project removed the existing trickle ditch, excavated three shallow marshes, constructed a step pool conveyance channel and plunge pool, and installed two stone weir structures. Native plants were seeded and trees/plugs were replanted. The project provides improved downstream water quality by removing nutrients and suspended solids from stormwater runoff.
The applicant is requesting a two-year extension to construct a 9,277 square foot office building, due to delays from the poor economy. There are currently four office buildings on the site. A fifth office building is proposed, and improvements are planned for the existing buildings and site. City staff is recommending approval of the two-year extension and site plan, provided the applicant addresses comments regarding landscaping, fire hydrants, and other site details.
Hayfield Road Project Citizens Association Meeting Jan. 17, 2018Fairfax County
The document summarizes a meeting with the Hayfield Citizens Association to provide updates on the Hayfield Road Pipe Conveyance Project. It discusses design changes requiring new sanitary sewer laterals for 23 properties, progress made by utility companies relocating lines, the expected construction bidding and award schedule, and plans for ongoing communication with the community during construction.
The document discusses proposed updates to the city's water and wastewater impact fees, including: extending impact fee collection to portions of the city's extraterritorial jurisdiction; presenting land use assumptions and projected population growth through buildout; and outlining over $48 million in water and over $152 million in wastewater capital improvement projects to accommodate growth, including new water wells, pipelines, storage tanks, lift stations, and wastewater treatment plant expansions. City staff and a consultant presented the 10-step impact fee update process and sought comments on the land use assumptions and capital improvement plans from the impact fee advisory committee.
This document outlines the process and recommendations for updating the city's water and wastewater impact fees. It recommends including portions of the extraterritorial jurisdiction in the impact fee service areas. It presents the land use assumptions and projected growth in living unit equivalents for both water and wastewater. The capital improvements plans identify over $48 million in existing and future water projects and over $152 million in existing and future wastewater projects needed to accommodate the expected population growth. Richard Weatherly of FNI is the project manager overseeing the impact fee study.
This document discusses the CMAQ/RSTP program for fiscal years 2017-2022. Four new projects were received and scored. The top projects are a bicycle infrastructure study and two intersection improvement projects. The schedule for developing projects is outlined. There is an opportunity to use existing CMAQ/RSTP funding to prepare regional priority projects for the next round of HB2 funding. Candidate projects from the localities are presented that could receive funding for project development work to get them ready for HB2 consideration. The document requests approval to create a new regional priority project and transfer up to $260,000 in existing CMAQ/RSTP funds to it.
Federal Energy Regulatory approval and certificate that allows the Eastern Shore Natural Gas Company to build their White Oak Mainline Expansion Project--with new pipeline and compressor station upgrades in Chester County, PA and New Castle County, DE. It is a short, 7-mile pipeline to help de-bottleneck natural gas flows coming from the PA Marcellus Shale into ESNG's Delmarva Peninsula pipeline network.
The Chicago Plan Commission agenda for May 21, 2015 includes:
1) Consideration of resolutions to recommend ordinances authorizing the sale of several city-owned properties under the Adjacent Neighbors program and through negotiated sales.
2) Consideration of extending the tax increment financing district for the Read/Dunning Redevelopment Project Area.
3) Consideration of resolutions for the disposition and acquisition of properties related to a development by Lakeside Development.
4) Review of several zoning changes, planned developments, and special use applications, including for properties in the Lake Michigan shoreline protection district.
The document provides information about a public drop-in event to discuss water servicing alternatives for the Downsview Area in Toronto. It summarizes the following:
- The study considered alternatives to address low water pressure issues and future growth, including doing nothing, long and short transmission watermain options, and storage.
- Alternative 2A, a realigned pressure district with a long transmission watermain along Keele Street, was identified as the preferred solution due to its ability to improve water pressure over a large area, flexibility for growth, and minimal impacts and costs compared to other options.
- Upgrades to the existing Keele Pumping Station are proposed to support the recommended solution.
This staff report summarizes a petition to amend the comprehensive plan designation of 78 acres of land from Extensive Commercial to other designations. The staff analyzes the request against the comprehensive plan criteria and recommends denying the changes. Specifically, staff finds that more suitable land already exists for commercial uses. Additionally, the extensive commercial designation is appropriate given the land's location near arterial roads and lack of buffering from residential uses. Staff recommends further land use study and zoning the land to Farm/Ranch before taking action.
California Coastal Commission revised staff report - Beach Chalet fieldsSFOceanEdge
This original Staff Report for the Beach Chalet presented the case for NOT approving the project. However, after intense political pressure was exerted on the Commission by leading California politicians, the report was rewritten to support destroying the environment at the end of Golden Gate Park and at Ocean Beach, San Francisco.
To learn more about this damaging project, go to www.sfoceanedge.org. Also view the video on youtube called Beach Chalet Fields Renovation, to see the beauty of this area that will be destroyed.
Be sure to download and read the full report. The crossed-out language is the original staff reporting, supporting protecting Golden Gate Park and Ocean Beach from over 7 acres of artificial turf and 150,000 watts of stadium lighting, that will be lighted until 10:00 pm every night of the year.
This document provides a preliminary design report for a proposed water system to service the Upper Fintry, Shalal Road, and Valley of the Sun neighbourhoods. It identifies groundwater from wells located on Lot 19 in the Fintry Delta as the preferred water source. The system will have two pressure zones, with the Valley of the Sun area serviced from a 608m reservoir and Upper Fintry serviced from a 555m pressure reducing valve. The design includes a well pump station, 405m booster station, 608m reservoir, and supply and distribution piping. The preliminary cost estimate and potential for expanding the service area are also discussed.
Montgomery County Department of Environmental Protection Division of Solid Waste Services - Gude Landfill Remediation Project Corrective Measures Implementation - June 2017
A New Reservoir Project 30 Years in the Making - Tom Kula and Mike RickmanTWCA
This document provides an overview and update on the Bois d'Arc Lake water supply project being undertaken by the North Texas Municipal Water District. The key points are:
1) Population growth in the region is driving the need for new water supplies to meet future demand projections of 3.7 million people by 2070.
2) The $1.6 billion Bois d'Arc Lake project will provide a new reservoir with a firm yield of 108 million gallons per day, with construction starting in 2018 and water delivery expected by 2022.
3) Extensive permitting and mitigation efforts were required, including over 17,000 acres set aside for wetland and habitat restoration. Construction is now underway on various
Oakton Swim and Racquet Water Quality RetrofitFairfax County
The Oakton Swim & Racquet Water Quality Retrofit Project in Fairfax County, VA involved retrofitting three stormwater inlet areas with rain gardens to improve water quality. The project was completed in April 2015. It installed rain gardens to remove sediment and pollutants from stormwater runoff, reducing nitrogen, phosphorus, and sediment levels in nearby waterways. The project team included members from the county's Stormwater Planning Division, Urban Forest Management Division, and Utilities Design and Construction Division.
Similar to Public Comments on Zoning Bylaw Amendment - 1620 and 1636 maple grove road (20)
The memo discusses plans to repurpose a section of Johnwoods Street between Rosehill Avenue and Maple Grove Road in Ottawa as a multi-use pathway. This is due to the extension of Rosehill Avenue and future roads reducing Johnwoods Street's importance as a collector road. Community concerns about increased traffic on Rosehill Avenue and potential cut-through traffic are addressed. Traffic projections show volumes on Rosehill Avenue will remain within capacity even with Johnwoods Street closed. The transit route on Johnwoods Street would be rerouted along Rosehill Avenue and Santolina Street.
The document summarizes collision data from 2011 to 2015 at an intersection in Ottawa. It shows that there were a total of 62 collisions, with most (57) being property damage only and 5 involving non-fatal injuries. The number of annual collisions ranged from 7 to 18. Rear-end collisions made up the highest percentage at 47%, followed by turning movements at 24% and angle collisions at 19%.
This document provides an overview of an agenda for a governance session on Ottawa BIAs (Business Improvement Areas). It discusses what a BIA is, including that it is a municipally designated improvement area governed by volunteers. It then covers topics on the agenda such as governance best practices, effective organizations, and strategic planning. The document aims to inform participants about operating and governing a BIA successfully.
The document provides an overview of Business Improvement Areas (BIAs) in Ontario, including:
- What a BIA is and how they are established and funded through a municipal bylaw and levy paid by local businesses.
- The key functions of BIAs, which include beautification, promotion, and improvements to the local business area.
- Examples of common BIA activities like marketing, special events, business recruitment, and acting as a liaison between local businesses and the municipality.
- Who may benefit from a BIA, including business operators, property owners, residents, and the municipality overall.
Memo - 2017 Road Resurfacing Program and Additional Resurfacing ProjectsStittsvilleCentral.ca
This memo provides an update on additional road resurfacing projects approved by City Council in May 2017. Staff identified locations for repairs based on road conditions, safety risks, planned projects, and stakeholder input. Document 1 lists selected locations that will receive targeted repairs funded by $400,000 and $2.5M approved by Council. Document 2 lists additional streets that will be resurfaced in 2017 due to favorable contract prices for the 2017 Resurfacing Program. All works are expected to be completed in 2017.
This document summarizes the first public open house for the Kanata Light Rail Transit Planning and Environmental Assessment Study. It provides an overview of the study goals, schedule, and process. Thirteen potential corridors for the LRT were identified and evaluated based on criteria like ridership, development opportunities, environmental impacts and cost. The preliminary preferred corridor is #8, which runs along Highway 417, due to its strong performance across the criteria and ability to support future BRT routes. However, corridors 5 and 13 require further analysis alongside corridor 8. The next steps are to refine the analysis of these three corridors to identify a single preferred option.
The City of Ottawa has posted plans for Haliburton Park, located in the new Fernbank community. The large park features include a soccer field, skating rink, splash pad, and an accessible children’s playground with swings, sand play, and play structures. Amenities also include a gazebo with picnic tables and benches.
The City of Ottawa has posted plans for Haliburton Park, located in the new Fernbank community. The large park features include a soccer field, skating rink, splash pad, and an accessible children’s playground with swings, sand play, and play structures. Amenities also include a gazebo with picnic tables and benches.
Ontario Court of Justice - Appeal Decision April 19, 2017
Mississippi Valley Conservation Authority (MVCA) (appelant)
and
Rodolfo Mion and 1634088 Ontario Inc. (respondents)
"We have received a copy of the City of Ottawa’s application for leave to appeal the March 1, 2017 decision to amend Environmental Compliance Approval A461002, issued November 13, 2015, which expands the service area for the West Carleton Environmental Centre to Western Quebec. We also note that the City, through its lawyers, has raised its concerns to Waste Management surrounding the amended ECA during discussions had this week. As a result of our discussions with the City, and in light of the City preserving its appeal rights, I can confirm that Waste Management is taking steps to review its position on the amended ECA, and anticipates providing further information to the City as to its position and its next steps in the near future."
Memo to council about West Carleton Environmental Centre ECA amendmentStittsvilleCentral.ca
City of Ottawa solicitor Rick O'Connor recommended that city staff appeal a Ministry of Environment decision to allow the Carp landfill to accept waste from Western Quebec.
This document outlines information about an upcoming construction project, including:
- A construction timeline from November 2016 to December 2019 including tree cutting, servicing work, housing construction and rock removal.
- Safety requirements like hard hats and steel-toe boots to access the construction site, which is closed to the public.
- Pre-blast inspections will extend 75m from blasting and vibrations will be monitored to stay below damage levels.
- Nearby neighborhoods can expect noise from drilling, blasting and equipment but blasting will be preceded by whistle warnings.
- Contact information is provided for construction, blasting and monitoring consultants.
Zoning By-law Amendment – The City is proposing to rezone the subject lands to permit a farmers’ market
at each of the above locations. The markets will be operated by Ottawa Farmers’ Markets. Operation of
the markets will be controlled through agreements between Ottawa Farmers’ Markets and the City of
Ottawa.
This memorandum responds to a July 8, 2015 Council motion that requested staff explore funding options to advance the acquisition of urban natural features and provide a status update to Planning Committee and Council. Staff have completed this review and have determined that most funding options that may be considered would have varying limitations either as a result of legislative constraints, or practical limitations with respect to the amounts of money that could be secured. Staff have also looked at other alternatives for acquisition and/or protection of urban natural features.
13062024_First India Newspaper Jaipur.pdfFIRST INDIA
Find Latest India News and Breaking News these days from India on Politics, Business, Entertainment, Technology, Sports, Lifestyle and Coronavirus News in India and the world over that you can't miss. For real time update Visit our social media handle. Read First India NewsPaper in your morning replace. Visit First India.
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Essential Tools for Modern PR Business .pptxPragencyuk
Discover the essential tools and strategies for modern PR business success. Learn how to craft compelling news releases, leverage press release sites and news wires, stay updated with PR news, and integrate effective PR practices to enhance your brand's visibility and credibility. Elevate your PR efforts with our comprehensive guide.
Youngest c m in India- Pema Khandu BiographyVoterMood
Pema Khandu, born on August 21, 1979, is an Indian politician and the Chief Minister of Arunachal Pradesh. He is the son of former Chief Minister of Arunachal Pradesh, Dorjee Khandu. Pema Khandu assumed office as the Chief Minister in July 2016, making him one of the youngest Chief Ministers in India at that time.
केरल उच्च न्यायालय ने 11 जून, 2024 को मंडला पूजा में भाग लेने की अनुमति मांगने वाली 10 वर्षीय लड़की की रिट याचिका को खारिज कर दिया, जिसमें सर्वोच्च न्यायालय की एक बड़ी पीठ के समक्ष इस मुद्दे की लंबित प्रकृति पर जोर दिया गया। यह आदेश न्यायमूर्ति अनिल के. नरेंद्रन और न्यायमूर्ति हरिशंकर वी. मेनन की खंडपीठ द्वारा पारित किया गया
Public Comments on Zoning Bylaw Amendment - 1620 and 1636 maple grove road
1. 1
Planning Committee 24 Oct 2017 Item 6 ZBA 1620 and 1636 Maple Grove Road
Public Comment by Faith Blacquiere 20171023
Parts of the 10 Oct 2017 Staff Report have been extracted and comments have been inserted
Pg 1 REPORT RECOMMENDATIONS
1. That Planning Committee recommend Council approve an amendment to Zoning By-law 2008-250 for
1620 and 1636 Maple Grove Road to permit a residential subdivision containing approximately 946
residential units, one
Pg 2 elementary school, one local commercial block and three parks, as detailed in Document 2.
Comment:
1. Why does the Recommendation not include the specific zoning exceptions which require
approval?
2. Pg 4 says “approximately 945 residential units” – why does this differ from the
Recommendation? Why do both say “approximately”?
3. Why does this Recommendation not include the O1 corridor parcels?
4. The Key Zoning Map does not include the 3d park (1560 Maple Grove) which is on the east
side of the Carp River and which is not included as a municipal address in the ZBA
5. Council has been approving a huge number of plans for Fernbank and Kanata West lands,
despite having deferred the required transitway, roads and road widenings which were
supposed to support them. In the immediate area, Council has approved 950 Terry Fox (245
units), 570 Hazeldean (600 units), 590 Hazeldean (700 units), and 5618 Hazeldean (1845
units) is in process. This totals 3,390 units, and with Richcraft’s application will total 4,336
units, all of which are expecting completion within the same timeframe. There are also
many more applications in process or approved which will contribute to the congestion of
roads in this area. The planned infrastructure needs to be in place
6. It is highly unusual for 2 City roads to go through the middle of a commercial development.
The 2 north-south roads go through the Grant Crossing Commercial Area immediately south.
These roads have roundabouts which currently experience heavy traffic from the west end
of the City e.g. on Oct 20, 2017 waiting time at about 11:45am was 9 vehicles at the east
road roundabout. The north-south collector to the west will also be required to handle
school traffic and school busses. Having additional traffic going through this commercial
area to access the Richcraft residential area may impact the businesses as many people will
avoid waiting at roundabouts in what they think is a commercial parking lot. Adding an
additional access from Maple Grove through the Area E Commercial block might help
alleviate the problem
Pg 3 Description of site and surroundings
The 46-hectare property is located on the south side of Maple Grove Road and west of the Carp River, as
shown in Document 1.
Comment:
1. Previous reports have indicated the site was 46ha but this included the Richcraft 1560
Maple Grove parcel east of the Carp River and the and the 1590 Maple Grove Kanata West
Pumping Station site
A public works yard and the Bell Sensplex are located north of the site across Maple Grove Road.
Comment:
1. The Bell Sensplex is only across the road from the 1560 Maple Grove parcel
2. 2
Summary of requested Zoning By-law amendment proposal
The purpose of this application is to rezone the subject lands to accommodate a residential subdivision.
The related subdivision application (D07-16-04-0017 and D07-16-13-0026) was originally submitted in
2004 and given draft approval in December of 2007.
Comment:
1. D07-16-04-0017 was submitted in 2004 and given draft approval in Dec 2007
2. D07-16-13-0026 was submitted in 2013 – see below
A Zoning By-law amendment application was also submitted by the applicant in 2004 which was
appealed by the applicant for failure to make a decision. The proposed zoning of the property has never
been considered by Planning Committee and Council (or the OMB).
Comment:
1. The current ZBA proposal, which is only described in this Staff Report, has to be different
than the 2007 version, which is not available, because of the many decisions which were
made since 2007. The ZBA proposal should have come to Council via the development
applications review process rather than just being placed on the Planning Committee
Agenda
In October of 2013, the applicant submitted an application to revise the Draft Plan of Subdivision and it
was approved on September 13, 2016. Staff are now recommending
Pg 4 that the Zoning By-law amendment in support of the approved Draft Plan of Subdivision be
considered by Planning Committee and Council.
Comment:
1. D07-16-13-0026 is not on the DevApps website, but applications for the adjacent numbers
were submitted 8 Oct 2013 (0025) and 19 Nov 2013 (0027). These dates correspond to the
Plan mentioned on the Fairwinds Community Association webpage dated 13 Dec 2013 at
http://www.fairwindscommunity.com/update-re-new-residential-development-in-our-area/
1620 Maple Grove Road
This is the land east of Fairwinds, south of Maple Grove road and north of the shops at Grant
Crossing. Richcraft Homes has submitted an application to revise the approved Draft Plan of
Subdivision. Approx. 803 total dwelling units are proposed. More info about this subdivision is available on
Shad Qadri’s web site… [Note: this link is no longer active]
2. The Document 5 Draft Plan Revision Table says the Draft Plan was prepared 19 Feb 2015,
with revisions on the 23 Feb 2015, 2 Apr 2015, 29 Sep 2015, 8 Mar 2016, and 7 April 2017.
The Plan would have required the 3 year renewal for the 26 Apr 2012 OMB-approved
version before the 26 Apr 2015.
The 7 Apr 2017 revision means that the 13 Sep 2016 DPSD has been revised, therefore that
approved Plan cannot support the new ZBA. New Draft Conditions will also be required.
These should include registration on title of the potential for odours and surface waste
from the Kanata West Pumping Station
The purpose of the Draft Plan of Subdivision, attached as Document 5, is to create the following:
• Three parks, two adjacent to the Carp River on both sides of the river and one adjacent to Poole Creek;
Comment:
1. The Document 5 Draft Plan and Staff Report Pg 13 Zoning Key Plan has 2 parks. Richcraft’s
1560 Maple Grove parcel was rezoned L2[1932]-h in the 11 July 2012 CRRP OPA/ZBA
process and is not related to the proposed ZBA
3. 3
The majority of the site is currently zoned Development Reserve (DR). A small portion running parallel to
the west side of the Carp River is zoned Development Reserve- Exception 1932-holding (DR[1932]-h).
The removal of the holding symbol (“lifting of the “h”) cannot occur until such time as five conditions
have been met. Once all five conditions have been met, the Zoning By-law may be amended (holding
symbol provision lifted) on the basis of the underlying zone. The five conditions which must be met prior
to the holding zone provision being lifted are as follows:
Pg 5 c. The Mississippi Valley Conservation Authority will have issued a permit under Section 28 of the
Conservation Authorities Act for the placement and removal of fill in accordance with the Carp River
Restoration Plan and the Environmental Assessment;
d. Filling of the property and an as-built survey will have been completed to demonstrate that the area is
entirely removed from the flood plain; and
e. At all times, the flood storage capacity of the corridor will be maintained at or above existing
conditions.
Three of the five conditions have been met.
Comment:
1. This only relates to the Carp River Restoration Policy Area. The Richcraft development also
requires the Kanata West Pumping Station to be operational
2. Condition 3 has not been met. The MVCA Permit W15/91 issued on the 22 Sep 2015 (expiry
22 Sep 2017) was for the Kanata West Pumping Station forcemain installation on 1560
Maple Grove (the L2-1932]-h parcel and part of 1620 Maple Grove on the DR[1932]-h
parcel, as well as for works on Poole Creek and Watt’s Creek. MVCA had also issued a
permit for the CRRP Tender works. Neither of these permits would meet the 3d condition,
as Richcraft will be required to obtain an additional permit after the ZBA is approved to
construct Pond 5 and to add fill in the Park and Hazeldean Tributary confluence in the Area F
O1, Area H O1[1932]-h and Area J R3Z[1932]-h parcels. MVCA cannot issue permits for
development applications which do not have the required Planning Act approvals
The R3YY[xxxx] zoning is to incorporate a special provision for back-to-back townhouses and the R4Z
zoning is to permit the development of stacked townhouses and apartment buildings in two areas
adjacent to the future rapid transit corridor.
Comment:
1. A review of the Comprehensive Zoning By-Law Part 15 Exceptions indicates that the R3YY
zoning has been used in the Fairwinds and Arcadia subdivisions, both of which are having
major problems with parking and snow removal. These problems should not be replicated
in the Richcraft development
2. The R4Z parcel at the southwest boundary has only one direct access road which leads to
the Richcraft’s north-south collector. This parcel has no access to the transitway or the
North-South Arterial. The walking distance from the west boundary to Richcraft’s north-
south collector to Hazeldean and west to the proposed transit station exceeds 800m. This
parcel will also add considerable congestion to the Collector in the school loading zone. In
addition, other maps have the transitway width wider than that shown on the Draft Plan
and ZBA.
3. The R4Z parcel at the northwest boundary was formerly a Park. The soils in this area will be
problematic for construction of higher density uses. The Poole Creek pathway system will
not be able to connect to the Fairwinds pathway system due to the transitway and North-
South Arterial and due to the lack of aligned roads between Fairwinds and Richcraft. The
early plans of both of these developers omitted the street connection before the transitway
plans, which provide for flyover areas along the North-South Arterial, were completed. This
4. 4
has also resulted in Richcraft having only 1 north-south collector. The roundabouts in the 2
roads through the Grant Crossing Commercial sites are extremely busy at many times of the
day, and will attract significant traffic due to the school
Public consultation Public consultation of the application was carried out in accordance with the City’s
Public Notification and Consultation Policy. A statutory Public Meeting was held in the community for
the proposed Plan of Subdivision and the subject associated Zoning By-law amendment.
Comment:
1. A Google Search did not result in any public for the 2013 or 13 Sep 2016 Draft Plans. No
DevApps item was found for the DPSD revisions/extensions, as was done for 5831 Hazeldean
on the 21 Aug 2015. No reference was found for a 2004 to 2007 ZBA or a the ZBA OMB appeal.
There has been no public meeting or opportunity for public consultation due to this Oct 2017
ZBA not being published in the media or posted on DevApps. The ZBA first appeared on the
Planning Committee Agenda as a “surprise” application with no supporting documents being
made available. The Richcraft development cannot be built until the Kanata West Pumping
Station and CRRP works are completed, both of which are due for completion in 2018. There
is no reason why this ZBA needs to be approved now. Council should defer the ZBA and
direct staff to undertake the required consultation processes and provide supporting
documents
Public comments received included concerns related to the Carp River restoration project, timing of the
development, timing for the park development and school.
Comment:
1. These comments must be from earlier dates since there was no public consultation process
for the proposed ZBA
A future North-South Arterial road and a rapid transit corridor are planned along the west edge of the
site, and a rapid transit station is proposed immediately south of the site at the corner of the Hazeldean
Road and North-South Arterial (Robert Grant Avenue) intersection.
Comment:
1. The transit station used to be south of the Richcraft R4Z parcel, but the transitway plans
were changed in 2010 so that the station is now on the transitway on the Hazeldean Road
flyover southwest of 5649 Hazeldean which is south of the R4Z parcel.
2. The Jan 2012 West Transitway Connection Draft EPR Pg 176 identifies a 40m ROW to include
the transitway and construction easements and indicates that the City will be identifying the
property requirements. Pre-loading areas and drainage requirements (ditch vs storm sewer)
also need to be identified. The DPSD identifies the transitway width as 13.07m (south),
14.55m (near Street 4) and 14.50 (near the Park). The Draft Conditions should include a
condition for Richcraft’s west side development to be dependent on the identification of
transitway requirements so that the transitway is not adversely impacted
3. The North-South Arterial requirements also need to be determined and included in the Draft
Conditions, if required
5. 5
Planning rationale
The Zoning By-law amendment meets the intent of the policies set forth in the Provincial Policy
Statement (2014), Official Plan and the Kanata West Concept Plan.
Comment:
1. There was no Planning Rationale published on DevApps for this ZBA – Why are staff
initiating this without having Richcraft submit an application with a full evaluation?
Pg 7 Official Plan (OPA 150)
The proposed Zoning By-law amendment meets the intent of the General Urban Area land use
designation, as amended by OPA 150, with a range of housing choices, local commercial, a school and
parkland areas. The overall development of the subject lands, achieves the minimum density target of
34 units per net hectare which is required for Developing Communities.
Comment:
1. Kanata West is not subject to OPA150, as that instrument is under appeal. Also, the
applications came in before OPA76, so Richcraft’s development has grandfather rights to
use the 2003 Official Plan
2. The Kanata West Development Area is not a “Developing Community” – that designation
was added in OPA76 and related to lands being added to the urban boundary at that time.
Kanata West is in OPA76 Annex 5 Urban Areas Subject to a CDP and Policy Plan. As such, the
Kanata West Concept Plan required a minimum of 29 units per net hectare.
In addition, OPA76 Section 2.2.2 Policy 18 was conditional on the CDP or Policy Plan being
approved after 10 June 2009, as stated:
For those lands outside of the Greenbelt that are included in a community design plan approved by Council
after June 10, 2009, the following housing mix and density provisions apply [Amendment #76, Ministerial
Modification #5, OMB File # PL100206, September 07, 2011]
a. At least 45% single detached but not more than 55% single detached, at least 10 per cent
apartment dwellings and the remainder multiple dwellings, other than apartments.
b. Overall residential development will meet a minimum average density target of 34 units per net
hectare. Net residential density is based on the area of land in exclusively residential use,
including lanes and parking areas internal to developments but excluding public streets, rights-of-
way and all non-residential uses.
[Amendment #76, OMB File # PL100206, September 07, 2011]
The Council Motion in the OPA76 process increased densities to 34 without considering that
the 15% density increase could impact infrastructure plans
Kanata West Concept Plan (KWCP)
The Zoning By-law amendment is consistent with the KWCP and the Residential Area B designation that
is applicable to the site. The Plan of Subdivision supports the mixing of different dwelling types
throughout Residential Area B with higher densities than would be found in Residential Area A areas due
to the site’s close proximity to a future rapid transit corridor and three major arterials (Maple Grove
Road, Hazeldean Road and future Robert Grant Avenue).
Comment:
1. There is no indication in Kanata West documents that the Residential Area B density being
higher than Residential Area A was related to transitway planning. It was related to Area A
being adjacent to existing development
2. The transitway corridor is adjacent, but there is no access. The Maple Grove and Hazeldean
transit stations are within the required walking distances for only some parts of the site due
to there being only 1 north-south collector to get to Maple Grove or Hazeldean transit
stations
3. There is no road or pedestrian access to Robert Grant Avenue
6. 6
Walking and transit usage will be promoted by providing sidewalks on at least one side of most
sidewalks and recreational pathways within the Carp River, Poole Creek and Hazeldean Creek corridors.
Comment:
1. The Hazeldean Tributary was supposed to have a stonedust pathway
2. The CRRP Tender did not include the Hazeldean Tributary bridge which is to connect the
Richcraft and Commercial area. Responsibility for this bridge construction should be in the
Draft Conditions
3. If the pathways are not built on tableland and/or at the 100 year level, they will reduce
flood storage and experience frequent flooding, thereby requiring extensive maintenance
4. The pathways in the Carp River are designed to be flooded. In 2017, this has prevented
Arcadia residents form accessing the pathway system for most of the summer and fall.
Notice should be provided in Purchase and Sale Agreements
The proposed design will support pedestrian and cycling connections to the rapid transit station, the
Hazeldean Road Community Level Retail District to the south, the watercourse corridors and parks, the
proposed elementary school, and the local commercial centre planned to the north
Comment:
1. There are 2 rapid transit stations
2. The Area E local commercial centre was not in the 2004 Draft Plan and was not listed on the
Richcraft Kanata West Implementation Plan summary which was used for the road network
design. There are extreme amounts of retail in Stittsville due to many of the Kanata West
Business Park lands being developed as retail uses. Placing a retail centre here will
contribute to congestion on Maple Grove
Proposed Zoning
The R4Z zoning is being applied to two areas on the west side of the subdivision in close proximity to the
proposed rapid transit corridor where higher density residential housing in the form of stacked
townhouses and low-rise apartment building is encouraged.
Comment:
1. See the comments above re lack of access to the transitway corridor, walking distance and
the Kanata West plans not requiring additional residential density along the transitway
The proposed small commercial development block located on the south side of Maple Grove Road will
be zoned Local Commercial (LC) to allow for a variety of small, locally-oriented convenience and service
uses. This zone also provides an opportunity to accommodate residential or mixed use development.
Comment:
1. If Richcraft adds residential or mixed-use development, the impact needs to be evaluated
2. If local commercial is required, the ZBA should restrict the use to the desired retail uses
The proposed residential and open space areas located along the west side of the Carp river and subject
to the “Carp River Restoration Policy Area”, as previously discussed, will be zoned R3Z[1932]–h and
O1[1932]-h), which has the same holding provision to ensure that no development will occur until the
aforementioned conditions have been met and the holding provision has been lifted.
Comment:
1. There is no mention as to whether PIED has been given Delegation of Authority to lift the
holding provision, or whether another ZBA needs to come to Council
7. 7
LEGAL IMPLICATIONS
There are no legal impediments to the adoption of the recommendations in this report.
Comment:
1. There has been no public consultation for this Zoning By-Law – this would be considered a
legal impediment by the public
The applicant’s legal counsel has advised the City that should the zoning by-law be adopted and clear its
appeal period, the outstanding appeal to the Ontario Municipal Board will be withdrawn.
Comment:
1. None of the Kanata West documents mentioned this. The ZBA is not available and the
appeal is not on the OMB website. The normal process would have been for OMB to
consolidate the ZBA appeal with the DPSD appeal
2. A 23 Oct 2017 response from the OMB planner indicates that the ZBA appeal file is closed,
as stated:
The file number is PL110444 and it is technically closed by the Board at this time.
This was done by another Planner and not myself so I can only assume there was confusion over whether
the ZBA was still being appealed due to the appeal for the subdivision being closed. At this time I am
reluctant to re-open the file without first hearing from either the City or the appellant. If, as you state, the
intention is for the ZBA to be withdrawn then there is no rush to re-open the file just to close it again. That
can be done once the matter has been resolved at the City. I thank you for your attention to this matter
and will be making a note of the circumstances and the potential that this matter will need to be reopened
This means that Council does not have to consider the Richcraft attempt to have the new
ZBA approved with a condition that they will only withdraw the appeal if Council approves
the new ZBA
Pg 9 TERM OF COUNCIL PRIORITIES
The project addresses the following Term of Council Priorities:
EP2 – Support growth of local economy.
Comment:
1. If this priority were considered as a planning ground, every planning application would be
approved regardless of what it contained
APPLICATION PROCESS TIMELINE STATUS
This application was processed by the "On Time Decision Date" established for the processing of Zoning
By-law amendment applications. The application was on hold for an extended period of time while
subdivision issues were resolved.
Comment:
The 2007 ZBA is said to be an active OMB appeal on the basis of Council’s “failure to make a
decision”. This revised ZBA was not on DevApps as an new application, so how could it be
processed by the “On Time Decision Date”?
When the revised 2013 DPSD was submitted, the public were being referred to the DevApps
website, but the DPSD is not online with other 2013 applications. Why was the revised ZBA not
posted?
8. 8
Pg 13 Document 3 – Zoning Key Plan
Comment:
1. The transitway ROW adjacent to Area B is wider in other maps and earlier Draft Plans – see
above
2. The Hazeldean Tributary extends too far west. The north-south part of this corridor was
built with a 16m width due to the 5649 Hazeldean landowner’s expectation that a wide strip
would be required for the Hazeldean Transit Station, which was later changed to a flyover
location
3. The 5649 Hazeldean parcel to the south on the Draft Plan and ZBA map disagrees with the
GeoOttawa parcel overlay
4. A second Maple Grove access could relieve some of the congestion on the Richcraft north-
south collector
5. When is the Kanata West Pumping Station going to be rezoned from DR?
Pg 14 Document 4 – Consultation Details Notification and Consultation Process
Notification and public consultation was undertaken in accordance with the Public Notification and
Public Consultation Policy approved by City Council for Zoning By-law amendments. A public meeting
was held in the community for the concurrent subdivision application.
Comment:
1. The Staff Report claims this is the 13 Sep 2016 DPSD. There was no public consultation
associated with that date. The 7 Apr 2017 DPSD in Document 5 also has no public
consultation
Summary of Comments and Responses:
Comment:
District Park: The District Park for Kanata West will be located in the last area that is scheduled to be
developed due to servicing issues. The District Park may not be developed for another 10 years.
Comment:
1. The “10 year” date was also used in earlier public comments
2. The District Park has been moved a considerable distance away to the northwest parcel
south of H417
9. 9
Response:
The conditions of draft plan approval for the subject subdivision application require the owner to convey
three park blocks to the City. One park will be located adjacent to the Poole Creek corridor and the
other two parks will be situated on either side of the Carp River corridor.
Comment:
1. The reference to the “3d park” implies that the Draft Conditions relate to a DPSD earlier
than the 11 July 2012 Carp River Restoration Policy Area OPA/ZBA approval of the
LC2[1932]-h zoning
2. The Draft Conditions need to be updated
Pg 15 Comment:
Carp River, Poole Creek and Feedmill Creek: At the time in 2004 when the Plan of Subdivision and
Zoning By-law Amendment applications were submitted, comments were received with concerns
regarding the Carp River restoration project and proposed development in any flood plains and possible
flooding.
1. The Carp River Watershed/Subwatershed Study was not finalized until Dec 2004. The Carp
River Restoration Class EA was completed in June 2006, and is described in the following
response
Response:
Since the applications were submitted, many processes and approvals have taken place including the
Carp River, Poole Creek and Feedmill Creek Restoration Class Environment Assessment. The purpose of
the Class Environmental Assessment Study was to develop, evaluate and recommend preferred
rehabilitation alternatives for the Carp River, Poole Creek and Feedmill Creek within the Kanata West
development area. The Carp River Restoration Plan involves full restoration within the Kanata West
reach including a change to the channel as well as the following design elements: increased
Pg 16 sinuosity; reduction in channel cross-section; creation of ponds and deltas; “nested” channels;
varied substrate; riparian vegetation planting; and a pedestrian pathway as part of larger regional and
local pathway systems. The Poole Creek Restoration involves four areas that require local improvements
including channel realignment, removal of an island and channel narrowing, removal of debris and an
old bridge, valley wall treatment, creation of a delta marsh and riparian plantings. Feedmill Creek
Restoration involves four areas that require local improvements including channel realignment,
increased sinuosity, aquatic connections to the Carp River, local bank treatment and riparian plantings.
Comment:
1. Many changes were made in the CRRP Tender
2. The Draft Conditions need to include the Poole Creek Restoration requirements
The Carp River Restoration Plan Final Design has been approved and Phase 1 has been constructed.
Work is now proceeding on Phase 2.
Further information on this matter can be obtained from the City of Ottawa web site.
Comment:
1. The CRRP Tender was issued in July 2015. Phase 1 and Phase 2 are substantially completed,
and the Phase 3 channel between Maple Grove and Hazeldean has been constructed, but
not all of the design features have been completed. The first 3 phases will likely be
completed late Fall/early Winter 2017 or early 2018
2. The link should have been provided:
http://ottawa.ca/en/residents/water-and-environment/air-land-and-water/beaches-rivers-and-streams/subwatershed-12/carp
This site only contains links to the 2011 and 2012 Kanata West Overall Monitoring Plan and does
not include the others which were supposed to be published annually