Ottawa Planning and Housing Committee Meeting - August 19, 2026

At its Aug. 19, 2026 meeting, Ottawa's Planning and Housing Committee considered zoning and Official Plan amendments for several developments, including a proposed 32-storey, 386-unit mixed-use building near Wellington Street West and Parkdale Avenue and a proposed water park at Palladium Drive. The committee approved the water park application, carried a technical zoning amendment, passed a motion asking council to revisit parking maximums near rapid-transit stations in the next term, and advanced the Hamilton Avenue North and Armstrong Street amendments to council. Discussion focused on the Wellington/Parkdale proposal's height, traffic impacts, parking supply, affordability, contamination cleanup and whether residents had enough time to review the staff report.

Topics Discussed

32-STOREY WELLINGTON/PARKDALE DEVELOPMENT

The committee considered a proposal for a 32-storey mixed-use building with 386 units. Staff said the project would provide "an increased housing stock, improve the pedestrian realm, improve active transportation, and include ground floor commercial uses which will contribute to the local economy." Meeting materials also described 17% of the units as larger family-sized units, about 30% as affordable, 3,700 square metres of amenity space and an 850-square-metre publicly accessible open space.

Staff said the plan includes a new low-rise building on the southeast corner that would reinstate the Carlton Tavern "in the same general location and likeness to the existing building."

Residents and community representatives objected to the scale of the tower and said the reduction from 38 to 32 storeys did not resolve their concerns. Cheryl Parrot told the committee, "32 stories is too high. And we appreciate that it's come down from 38, but it's still too high." Another delegate said, "A 32 story tower in the middle of a low to mid-rise neighborhood does not comply with this direction," and urged a reduction to 25 storeys.

Committee members also framed the debate more broadly. Councillor Catherine Kitts said, "for a period of time I think we sort of lost the plot on how we talk about planning in this city and we've become so intensely focused on units, unit count, that we stopped asking enough questions about what actually makes those units part of a functioning community."

TRAFFIC, PARKING AND VEHICLE ACCESS

Traffic and parking were central issues in the discussion. Residents argued the proposed parking ratio was too high for a site near Tunney's Pasture station and said the transportation review did not fully address cumulative impacts from nearby development.

One written submission cited in the meeting said, "This project should not be assessed in isolation. Before this project proceeds to site plan control stage, we urge the city to undertake an area traffic study." Another delegate asked, "has the city modeled what happens if Hamilton Avenue becomes a de facto collector because Parkdale is congested?"

Councillors also questioned how transportation planning is handled across committees. Ariel Troster said, "This just speaks to the frustration of the kind of siloization of the two issues," referring to planning approvals and transportation planning being considered separately.

Tim Tierney said congestion concerns on Spencer Street were longstanding: "it's still going to be congestion on Spencer Street with two."

The location of vehicle access, loading and garbage operations was left for the site plan stage. Staff said updated traffic data would be reviewed through that process.

HOUSING MIX, AFFORDABILITY AND COMMUNITY SERVICES

Delegates raised questions about the project's housing mix and whether the affordable component would meet local needs. One speaker argued that approvals should secure more deeply affordable housing, saying, "Exchanging bylaw variances that would normally only increase landlord and developer profits for an increase in affordable low-income housing stocks as standard practice" would be easier to implement than creating thousands of subsidies.

Residents also linked the project to pressure on neighbourhood services and green space. One delegate told the committee, "The city is very much succeeding in exceeding the intensification targets ... but it's failing to keep up with the provision of the important amenities to keep the community healthy such as parks and green space."

CONTAMINATION, CONSTRUCTION AND HERITAGE

The committee heard concerns about contamination on the site and the effects of excavation and construction on nearby homes. Troster asked staff, "I understand there's significant contamination on the site and that part of this development is committing to decontamination."

Residents also raised concerns about blasting, dust, noise and the effect of construction on adjacent properties. Heritage issues were part of the discussion as well, including the treatment of the Carlton Tavern and nearby built form.

OTHER ZONING AMENDMENTS

The committee approved a zoning amendment for a proposed water park at 2775 and 2785 Palladium Drive and 350 Kaf Road. Vice-Chair Glen Gower said, "most of the feedback from residents on this file has been really positive. People are excited about a potential water park in the community," but added that staff had received "significant feedback about impact from traffic."

The meeting also dealt with amendments for 3 Hamilton Avenue North and 223, 229 and 233 Armstrong Street, which were advanced for council consideration.

A separate technical amendment, file ACS2026-PDB-PS-0064 and Zoning By-law 2026-50, addressed revisions related to approved applications and holding provisions in Hub, Mainstreet and Minor Corridor zones.

Chair Jeff Leiper also reminded the public of appeal rules under the Planning Act, saying that only those who make oral or written submissions before adoption may appeal to the Ontario Land Tribunal.

Motions

• Zoning by-law amendment for 2775 and 2785 Palladium Drive and 350 Kaf Road: Approved.
• Technical zoning amendment, file ACS2026-PDB-PS-0064 and Zoning By-law 2026-50: Carried.
• Motion on parking maximums near rapid-transit stations: Passed. The motion asks council to direct staff to reconsider parking maximums in the next term.
• Hamilton Avenue North and Armstrong Street Official Plan and zoning amendments: Advanced to council for consideration on Sept. 9, 2026.
• Wellington/Parkdale site plan matters: Detailed decisions on access, loading, garbage operations and related design issues were left to the site plan control process.

Attendees

Councillors identified in the meeting record provided were:

• Riley Brockington
• Cathy Curry
• Laura Dudas
• Laine Johnson
• Theresa Kavanagh
• Clarke Kelly
• Catherine Kitts
• Wilson Lo
• Tim Tierney
• Ariel Troster
• Glen Gower
• Jeff Leiper