Ottawa's Planning and Housing Committee Focuses on Housing, Zoning, and Tenant Protections

Ottawa's Planning and Housing Committee focused on three main files: a zoning amendment for a 24-storey residential building at 558 Edgeworth Avenue near Lincoln Fields Station, the city's next Housing Accelerator Fund tranche, and whether staff should bring forward a draft municipal bylaw on renovation-related evictions. The committee heard detailed public concerns about height transition, sewer capacity, parking, construction impacts and neighbourhood fit on Edgeworth, and voted 9-3 to have the draft renoviction bylaw returned for debate on July 8, 2026.

Topics Discussed

1. EDGEWORTH AVENUE TOWER: 24-STOREY PROPOSAL HELD FOR DELEGATIONS

The committee heard Item 41, a zoning bylaw amendment for 558 Edgeworth Avenue, for a 24-storey apartment building with about 262 units near Lincoln Fields Station. Staff said the proposal aligns with the Lincoln Fields Secondary Plan and transit-oriented growth policies. Councillor Riley Brockington said, "the official plan permits the height up to 24 stories, but the zoning bylaw does not," so the applicant needs a zoning amendment to allow that height.

Delegates raised specific concerns about infrastructure and neighbourhood impacts. Resident Andrew Rivers told committee, "If you grant this rezoning today without a comprehensive capacity study, the single 262 unit tower will consume 100% of the remaining capacity of a local sewer line." Another resident, Linda McCormack, said, "Given the substantial amount of approved growth already planned in the corridor, I question whether a 24-story tower on this site is required to meet either housing or transit supportive development."

Councillor Theresa Kavanagh said Woodpark residents have already dealt with major disruption from nearby transit construction and said the city should "do everything we can to make it as livable as possible."

2. PARKING, TRANSIT AND SITE ACCESS AT EDGEWORTH

Staff and the applicant said the site is about 150 metres from the transit station and includes a publicly accessible pathway connection, bicycle parking and reduced vehicle parking. Brockington said the city has invested heavily in the line and wants to support ridership: "I think it's at least 5 billion that taxpayers have contributed to this project and obviously we want to facilitate maximum ridership of the line which includes people living close to the line who don't have to depend on car ownership."

Construction and site access were also discussed as issues to be addressed later in the approvals process. Allan Hubley said that through site plan approval and construction management, "there will be measures taken," and added that any municipal road closures would require an application and approval.

3. HOUSING ACCELERATOR FUND: FOURTH TRANCHE HELD FOR DISCUSSION

Item 51, on delegated authority for the fourth tranche of the Housing Accelerator Fund, was held and a motion was introduced. Discussion included whether HAF advances could support affordable housing acquisition and enabling infrastructure, not only projects already in the affordable housing pipeline.

Councillor Ariel Troster pointed to vacancy and affordability pressures, saying newer buildings have "7 to 9% vacancy" while older buildings have "almost 0%," adding that "people are wanting those affordable rents." She also referenced a study "showing that we're losing 31 affordable apartments for everyone that we build."

Staff were directed to report back by Q4 2027 on the feasibility of a housing acquisition fund pilot modeled on Toronto's multi-unit rental acquisition fund.

4. RENOVATION EVICTIONS: COMMITTEE VOTES TO BRING DRAFT BYLAW FORWARD

Item 6, on provincial amendments to the Residential Tenancies Act and a possible municipal bylaw on renovation-related evictions, drew the longest debate of the meeting. Staff said landlord-tenant relations are provincial jurisdiction and recommended ending work on the draft bylaw. Staff said, "Municipal bylaws cannot prohibit evictions. Instead, the goal of the draft bylaw was to direct landlords and tenants towards the provincial process and to provide municipal oversight that the provincial process is being followed."

Delegates and several councillors argued provincial changes still leave tenants carrying the burden. One speaker said that after an N13 is issued, "a tenant is left evidence gathering, trying to figure out what's written in the N13 versus what they've been told by the landlord." Miss Anders told committee, "I see tenant education as blaming the victim and I don't think tenants need to be educated. I think landlords need to be educated."

Vice-Chair Glen Gower said a municipal bylaw "would be preventative and could stop unnecessary displacement before it happens," which is important when discussing where someone actually lives. Councillor Ariel Troster argued the committee should at least debate the finished draft in public, saying, "we represent people and the decisions we make around this table affect people's lives and and hearing some of the stories today, I think it was brave for those people to come and and tell us those stories and I appreciate that and and I want them to know that they have had a big effect on how I see this issue." The committee voted 9-3 to bring the completed draft rental renovation licensing bylaw to the July 8, 2026 meeting.

5. BILL 98 AND THE FUTURE OF PLANNING PROCESSES

The committee also discussed Item 83, submissions to the province on proposed Bill 98 regulations, and held it for later discussion. Members focused on how provincial changes could affect site plan control and secondary planning.

Councillor Clarke Kelly asked staff, "Can you help me to understand what the implications are for the site planning process?" Staff said site plan remains one of the city's main tools for addressing local impacts, while Councillor Laine Johnson noted that under provincial direction, "The new official plan that we'll be required to bring forward no longer has secondary plans."

Motions

• Item 41: Zoning By-law Amendment - 558 Edgeworth Avenue — Held for presentations/delegations.
• Item 42: Zoning Amendment - 8370 Campo Drive — Carried without presentation.
• Item 51: Housing Accelerator Fund - Fourth Tranche — Motion introduced; item held for further discussion.
• Item 6 / Motion 2025-49-03 related matter: Draft Rental Renovation Licensing Bylaw — Motion passed 9-3 to bring the completed draft bylaw to the Planning and Housing Committee on July 8, 2026.
• Item 83: Submissions to the Province on Consultations of Proposed Regulations through Bill 98 — Held for later discussion.

Attendees

Councillors identified in the meeting notes as present, speaking, or voting:

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