Planning and Housing Committee Advances Residential and Commercial Development Applications

The Planning and Housing Committee advanced residential and commercial development applications while debating traffic, drainage, private wells, parkland, affordability and neighbourhood character. Members also questioned whether current stormwater standards reflect increasingly severe rainfall and how much oversight councillors retain after zoning approvals.

Topics Discussed

DENSIFICATION, AFFORDABILITY AND PLANNING OVERSIGHT

Councillor Jeff Leiper warned that intensification could increase gentrification and reduce access to established neighbourhoods.

"The flip side of intensification is gentrification. Those great neighborhoods that we have created and that we will create are going to be accessible to fewer and fewer people... And the market is not going to deliver housing that's affordable to everyone."

He said the committee should continue prioritizing non-profit and affordable housing.

Members also discussed part-lot control for infill projects and whether the process limits public consultation. Councillor Marty Carr questioned the role of councillors after applications move through the Committee of Adjustment or delegated site-plan processes. "We're being asked to approve zoning ahead of the answers to many of the questions that residents are really seeking answers to and for which we would be much more equipped to answer these questions and and make these decisions if those questions were answered ahead of time. So, is there any potential future solution to that where and I know we've now lost control over the um we we cannot revoke delegated authority when it comes to site plans. So, once we approve zoning, we've pretty much lost all control over what occurs on these sites." A new infill guide is being developed to address drainage, grading and related impacts on neighbouring properties.

ALTA VISTA AND SMYTH ROAD INFILL

The committee approved the development application for 1740, 1754 and 1760 Boulevard after the applicant agreed to comply with the city's bike-parking bylaw. Councillor Carr said residents had objected to the original bike-parking exemptions rather than the proposed increase in building height.

At 230 Smyth Road, the committee considered dividing one single-detached residential lot into two parcels. Each parcel would contain a three-storey, eight-unit apartment building, for 16 units in total. The proposal included three parking spaces per building and one shared driveway.

Residents raised concerns about drainage, traffic at the turn from Alta Vista Drive onto Smyth Road, parking and tree removal. The applicant said the layout would preserve a prominent mature tree. The item was held for public delegations and further discussion.

WOODROFFE AVENUE AND HEART'S DESIRE

The committee carried a rezoning application for 3400 and 3428 Woodroffe Avenue, permitting 160 to 172 residential units in 16 low-rise buildings. The site currently permits detached homes and up to 25 units.

Residents in the adjacent Heart's Desire community, which relies on private wells and septic systems, raised concerns about runoff, groundwater changes and construction dewatering. They also questioned whether underground storage based on the 100-year storm standard would be sufficient during more severe rainfall.

The applicant said about 85% of post-development runoff would be directed to the Woodroffe storm sewer, while emergency overland drainage would continue toward the west. Staff reported that 85% of the site's overland flow would go to Woodroffe under post-development conditions.

Councillor Wilson Lo directed staff to expand baseline groundwater testing and asked the developer to consider additional stormwater storage. He said the city should examine whether the current 100-year standard remains appropriate after recent flooding. Councillor Curry voted against the application.

475 TERRY FOX DRIVE

The committee approved a zoning amendment for three six-storey residential buildings at 475 Terry Fox Drive, with 182 units. The proposal increases the permitted height from 11 metres to as much as 20.5 metres. The applicant agreed to limit buildings within 10 metres of neighbouring homes to 17.5 metres.

The proposal includes one vehicle entrance from Canada Avenue, 210 vehicle parking spaces and 137 bicycle spaces. Residents questioned the traffic analysis, the safety of the access point on a hill and curve, and the absence of a second driveway. They cited 34 collisions in the area over five years, including 11 rear-end collisions on the southbound approach.

Staff did not support a traffic-related holding provision, stating that the Transportation Impact Assessment had been reviewed and that the project would include a protected left-turn lane. Councillor Cathy Curry said "I know the community will not be happy, but I will be supporting this because I think that is what makes sense to do. And I will be working very hard with the community to see if there's anything else that can be done during site plan to make this better and absolutely looking at what is happening with that intersection at Terry Fox and Canada A because the collision data is worrisome."

PRINCE OF WALES, BUILD OTTAWA AND PARKLAND

The committee advanced an Ontario Land Tribunal settlement for 2175 Prince of Wales Drive. The settlement would permit commercial uses but no residential development because of the Airport Operating Influence Zone. Maximum height would be reduced from 12 storeys to nine, with a three-storey limit within 20 metres of the Waterbend Lane property line.

High-impact automotive uses, outdoor storage and other uses were removed from the list of permitted activities. A 30-metre open-space setback would protect the Rideau River and a northern creek. Residents raised concerns about traffic, truck movements, lighting and noise, and requested a permanent ban on regular access through Waterbend Lane. A holding provision would require updated transportation and noise studies, while final access arrangements would be addressed through site-plan approval.

The committee also reviewed Build Ottawa's 2025 annual report. Vice-chair Glen Gower questioned why 6% of $108 million in land-sale proceeds since 2009 had gone to affordable housing when city policy sets a 25% target. Staff said the target applies to residential and residential-institutional transactions and that recent residential sales met it. Build Ottawa reported no land sales in 2025.

The committee supported reducing physical parkland dedication in major transit hubs and corridors from 15% to 10% until April 7, 2027. Gower said the change addresses a discrepancy created by the Housing Accelerator Plan, which capped cash-in-lieu payments at 10% while leaving physical land dedication at 15%. Members also discussed securing temporary public green space at the Merivale Triangle development near 1500 Merivale Road.

Motions

• 1740, 1754 and 1760 Boulevard: Carried after the applicant agreed to comply with the bike-parking bylaw.
• 230 Smyth Road: Held for public delegations and further discussion.
• 3930 Riverside Drive: Repeal of By-law 2025-258 carried.
• 3971 Greenbank Road: Temporary zoning amendment carried for the MAC Barrhaven Islamic Centre, subject to parking and traffic-safety conditions.
• 3400 and 3428 Woodroffe Avenue: Carried with Councillor Curry dissenting; groundwater testing and stormwater-storage directions were added.
• 475 Terry Fox Drive: Carried; staff did not support a proposed traffic-related holding provision.
• 2175 Prince of Wales Drive: OLT settlement, Official Plan amendment and zoning amendment advanced.
• Build Ottawa 2025 Annual Report: Carried as amended.
• Temporary parkland adjustment: Physical dedication reduced from 15% to 10% until April 7, 2027.
• Statutory public meetings: Opened for the listed Official Plan and zoning amendments.

Attendees

The meeting notes identify the following participants:

• Riley Brockington
• Cathy Curry
• Laura Dudas
• Sean Devine
• Glen Gower
• Laine Johnson
• Clarke Kelly
• Wilson Lo
• Marty Carr