"Controversial Care Complex Narrowly Approved" - Planning and Environment Committee - May 5, 2026

Development activity in the city is being described by staff as “stable” even as permit numbers and values are down from last year. The committee also narrowly approved a four-storey long-term care and apartment development at 945 Bluegrass Drive in a 3-2 vote after hearing detailed objections from residents about traffic, neighbourhood fit and flooding.

Topics Discussed

DEVELOPMENT ACTIVITY AND LAND PRICING: Staff said development activity is expected to remain steady this year despite weaker permit figures. One staff member said, “the word stable is intended to reflect continued permit issuance and inspection activity without further material decline from current levels,” adding, “we won't see any big accelerating moments or any declining significantly either.” Staff also noted industrial construction values can fluctuate sharply because “one significant industrial user” can account for a large share of total value. Industrial land pricing was also discussed, with Innovation Park Phase 5 land now at about $400,000 per acre, up from $165,000 earlier in the term. Councillor Pribil said higher commercial permit activity could help employment.

945 BLUEGRASS DRIVE: The committee approved a proposal for a 224-bed long-term care home and 54 apartment units intended as transitional housing for people not yet needing full-time care or for family members who want to live nearby. Planning staff said, “This proposal is not an emergency care establishment or shelter. That use remains prohibited in the zoning.” Staff recommended approval, calling it “sound planning judgment” and “a balanced consideration for both neighborhood impacts with citywide responsibility.”

Residents opposed the project on land-use and neighbourhood-impact grounds. One speaker argued that “a 224 bed long-term care facility is not residential in functional sense,” describing it as “a licensed institution regulated by the province” with “multiple daily staff shift changes,” “commercial scale deliveries” and “ambulance access at all hours.” Another resident said 46 people responded to a neighbourhood survey and that about 84 per cent submitted written objections. A neighbourhood association representative said the proposal would mean the loss of “a key neighborhood amenity” at 945 Bluegrass Drive.

The applicant said a three-storey version had been considered, but “the cost basis for this doesn't work because of provincial funding at three floors but it would work at four.” Councillor Stephen opposed the application, saying, “If you can't make this work at three stories, you're trying to shove something into an area that it doesn't belong.”

DEVELOPMENT CHARGE BOTTLENECK: Staff said permit issuance has been slowed by uncertainty around possible federal and provincial development charge changes. Mayor Morgan said funding announcements without details can backfire: “people hold on. It almost has the opposite effect that is intended.” Staff described applicants delaying permits while waiting for clarity on whether charges might be reduced.

INFRASTRUCTURE AND PUBLIC SAFETY: Traffic safety concerns were raised both generally and in relation to Bluegrass Drive. One resident said drivers already avoid turning left at Beaverbrook and Sunningdale, saying, “They'd rather go a mile or two out of their way to avoid that.” Another resident with children in daycare nearby described the plaza access as “quite a dangerous commute,” especially in the morning, and questioned whether nearby turn lanes and signals could handle added traffic.

Councillor Layard said the issue reflected broader planning failures around cumulative traffic impacts: “We have to start looking at the cumulative impacts of public safety,” adding that the city is supposed to create neighbourhoods “that are safe and secure for residents, including children and including seniors.” Staff said site-plan review would require updated traffic and noise analysis, including mitigation for rooftop mechanical equipment.

FLOODING AND STORMWATER MANAGEMENT: Residents also raised flooding concerns tied to the Bluegrass Drive site. Councillor Cuddy told residents that if there were a floodplain issue, “we wouldn't be at this stage right now.” Staff said stormwater and grading details would be addressed through later technical review, and that mitigation would be required as part of the development process.

Motions

Passed: - 2120 and 2204 Heron Street: Approved (5-0) - 299-309 Springbank Drive: Recommended for approval - 945 Bluegrass Drive Zoning By-law Amendment: Passed (3-2)

Attendees

• Councillor Stevenson
• Councillor Cuddy
• Councillor Hillier
• Councillor Rahman
• Councillor Pribil
• Councillor Layard
• Councillor Lewis (away/joined later)