Thanks to everyone who attended the development information meeting last week. Over 300 residents tuned in live, and more than double that number have viewed all or part of the YouTube archive.
We received approximately 185 written questions from residents during the meeting, and about 100 additional comments. There was a lot of overlap in the questions, so we’ve tried to summarize them here into general themes, along with answers where available. Some questions have been lightly edited for spelling, grammar, and clarity. For questions marked by an asterisk [*], we’re still waiting on responses from City staff and the applicant. We’ll update this post with additional information when we receive it.
This post will be shared with City planning staff, along with a summary of comments received from residents at the meeting.
For more information about next steps for this application, please see: What’s next and what you can do. We’ll continue to share updates on my web site at glengower.ca/development/ and through my email newsletter.
Thanks to residents for your continued engagement and interest!
–Councillor Glen
1. Accessibility
How are older adults going to make it down 25 flights should the elevators stop working or in the case of a fire or power outage?
How many units are accessible for those with mobility issues? I noticed that there are only 4 accessible parking spots which seems low considering the aging population of Stittsville.
Answers:
- A back-up power generator will be available to supply emergency power in the event of a power outage.
- A minimum of 15% of all units across the building and unit type will adhere to barrier-free as required. Barrier-free accessible parking spaces will be provided throughout to meet or exceed the local by-law requirements.
2. Affordable housing
At $16.55 per hour, the annual income is $21,515. Affordable housing is described as a maximum of 30% of gross income. How many units will be available at $537 per month?
The City of Ottawa’s 10-year housing plan aims to create up to 8,500 affordable housing options. What percentage of the units in this development are going to be designated as affordable?
What is the proposed rent for the 3-bedroom units?
Is there any affordable housing?
What are the personas of the people these units are intended for? $1,900 for a one-bedroom and $2,500 for a two-bedroom means that the minimum recommended household income would be $80K per year. How much will this really help the housing crisis?
Can you review the rents of the units? How much will each unit be assessed and consistent with the current market area within Stittsville.
Can you speak to how this development supports the affordable housing initiative? You mentioned 2-bedroom units will be $2,500.00 with no mention of the 3-bedroom units. Neither of which would be considered affordable by any means.
How many of these units are offered as affordable housing? Are the prices that were mentioned at the beginning of the talk inclusive of utilities? A two-bedroom unit starting at $2,500/month plus utilities creates an unaffordable situation for low and/or single income families.
What is the proposed rent for the 3-bedroom units?
How is $2500 per month for a two-bedroom high rise apartment affordable?
How many units will be deemed affordable housing? How long will your commitment be to this?
You failed to tell us the price of a 3-bedroom (likely too high). What types of families are you hoping to attract? Certainly only the rich and elite.
How many units will be “affordable housing”?
What will the rent be for a 3-bedroom apartment?
Price on the 3-bedroom units please.
Answers:
- Devmont says they plan to attract a range of demographics as tenants of this building and are offering a range of apartment sizes.
- Rental rates are still to be determined and will depend on market conditions at the time the building opens. As an example, with current market conditions, Devmont said they are targeting rental rates of $1,900 for a one-bedroom and $2,500 for a two-bedroom.
- In the meeting, Devmont said they aim to have at least 10% of the apartments renting at below market rent for 16 years, to qualify for a CMHC affordability program.
- According to the latest data available from rentals.ca (February 2024), average rents in the City of Ottawa are: $2,040 for a 1-bedroom apartment and $2,480 for a 2-bedroom apartment.
- There is no law or policy permitted by the Province that allows the City of Ottawa to require a minimum number of affordable units, or to impose a maximum rent.
- Provincial policy and the City’s Official Plan encourages a variety of housing types, and a variety of price points, in order to increase overall rental supply. (Please see “Rental Market” for more information.)
3. Rental market
Transportation in the area is bad so not sure these buildings will attract people. There are currently rentals on Hazeldean that still have not been fully rented. How are you going to ensure they get rented?
Is there a market for so many rental units so close to the city boundary?
Do the developers realize that there are apartments within less than 1km of the proposed development that have not rented in over 6 months? Even after dropping the cost by $500 there are still a few un-rented?
Several recent newly built smaller apartment rental projects in Stittsville are not fully occupied and are now advertising “1st month free”…. what if the market dynamics change and you cannot fill the units? Also is $2000/month for a 1-bedroom affordable?
Answers:
- The developer believes there is a strong market demand for rentals in Stittsville.
- Ottawa’s population is expected to grow by at least 40% over the next 25 years and there is a current shortage of rental properties, especially in the west end.
- Canada Mortgage and Housing Corporation (CMHC) data shows Ottawa’s vacancy rate was at 2.1 per cent in 2023, the same rate as in 2022 and down from 3.5 per cent in 2021. The vacancy rate in western Ottawa (including Kanata and Stittsville) eased slightly from 0.4% in 2022 to 1.4% in 2023. More than 3,500 new rental units were completed across Ottawa in 2023, but record migration to Ontario has added pressure to the rental market. (CTV Ottawa)
- A vacancy rate between 3% to 5% is the minimum necessary for a balanced rental market.
- For more information, please see: Why are there so many applications for apartments in Stittsville these days?
4. Neighbourhood amenities
How will this affect our schools?
Tall buildings on arterial roads make sense however how is the community going to support that many NEW residents?
There is no infrastructure to support this.
Current residents have issues finding spaces for children in kindergarten, schools are littered with portables and kids are being bused 40 minutes out as there’s no space in the community.
The roads are too narrow to support all the additional cars. It’s bad as it is.
Medical services, emergency services, etc. Who’s doing these studies?
There was mention earlier that the intention of this site is to provide many units for families. How would the current infrastructure accommodate the influx of these families? Schools, medical, etc.
What are the plans for school when the population here increases? Are there any plans for a new school near to this apartment?
A lot of people are talking about tax dollars and new amenities but right now we are way behind on schooling, on hospitals, on all the regular amenities. Even if you stop all housing building, it would probably be 2 or 3 more years before we caught up. Adding all this new housing just means we are pushing the limits further and longer away.
Aside from infrastructure, how would the increased demand for schooling and healthcare be handled, which are already strained? It already takes years to find a family doctor. And if we’re aiming for living more locally, travelling by foot or by bike, that simply increases the challenge.
How will this impact the schools in the area? It has taken us almost 15 years to get a public secondary school in the city of Stittsville. If every unit has a child, this will overflow the school system. We do not have bus service right now and this will seriously impact child safety and learning environment.
Are there plans for more recreational facilities in our end of the city? Adding more housing to an area where residents have to fight for swim lessons as it is among other services. We’re building housing, but will the city keep up with other services?
How are children living in this complex going to get to the nearest school?
It was mentioned that the unit sizes are designed to attract families, but with schools and daycares at capacity, and getting kids into different recreational activities being compared to winning “the hunger games”, what is being done to accommodate these families?
What is the plan to increase medical access in the west? There’s no urgent care out here for us without an increase of 400+ units.
Where are these additional children expected to go to school?
What studies have been done to evaluate the capacity of some of the most needed services and infrastructure: schools; emergency services; medical facilities; sports complex; traffic; water, hydro, storm water – significantly aging infrastructure.
What is the timeline for development and all the adjustments for roads, traffic, buses, schools etc. to support the development?
I support intensification, but with this ‘golden opportunity’, what are you going to contribute to the rest of the community, e.g. greenspace, walkability, bikeability.
Answers:
- If approved, the developer will pay a Development Charge to the City for each new apartment, likely at least $10-million towards City for capital costs for infrastructure such as roads, transit, libraries, emergency services and so on.
- They will also be required to pay a “Cash-in-Lieu of Parkland” fee to be used towards upgrades of local parks and recreation services, and a Community Benefits Charge to be used on local improvements, for example upgrades to Stittsville Main Street. These fees combined will amount to several hundred thousand dollars.
- The Province of Ontario manages services such as schools and health care, and there is definitely a need for more resources in our community to support rapid residential growth.
- Higher property taxes for this land will also increase City revenue year-over-year, which can be used to expand and improve services.
- For additional information please see other sections of this document under Utilities & services; Traffic; and Transit.
- For more information about planning and funding for amenities, please see: Schools, doctors, and other amenities to support growth in Stittsville
5. Height
Given the city plan requires lower rise building next to residential to “ease the view into the higher buildings”, why are we looking to change this guideline, from 9 storeys to 25 storeys, for a site directly adjacent to low height private homes?
I was under the impression that Stittsville is only zoned for 7 storeys, so how does a 25 storey even get this far?
What was the rationale of 3-7-25, rather than adding a few floors to the lowest and the mid, and reducing the 25 storey down?
I missed the first 10 mins due to work so this question may have already been answered but are they still planning on building 10 storeys, 6 or 3?
If I’m reading the 45 degree diagram properly, and you follow the direct 45 degree line into the 25 storey high rise – does this mean that if you reduce the building by 5-10 floors, would you meet that 45 degree limit?
What is the minimum height that the tower needs to be, for this project to be economically feasible for Devmont?
I feel like the biggest shock to this development is the huge 25 floor tower, coupled with the less than 1:1 parking. Why is a decrease of the largest tower not an option?
Why not keep everything the same, but make the 25-storey a 15- or 18-storey building? That would keep the community happy. Yes, it would be a slightest less number of units.
The Official Plan outlines a number of requirements that proposed buildings greater than 9 storeys in Mainstreet Corridors need to meet the City’s Official Plan- not only transition requirements. Please outline all of those requirements.
You mentioned that the 10 metre landscaping adheres to the “existing” zoning by-law, which is for up to 4 or 5 storeys. Would the distance not be more if the land is re-zoned for a higher development? 10m for a low structure seems reasonable, but is very close for those backing directly onto the site.
Policy 2 of Section 5.4.1 states that the Suburban Transect is generally characterized by low- to mid-density development. Development shall be Mid-rise along Mainstreet Corridors. High-rise is only permitted when there is suitable transition to abutting low-rise area (which there isn’t), the 45 degree angular plane is met (which it isn’t), and close to a transit hub (which this is not). Mid-rise is 9 storeys. So why not just lower the 25-storey tower to 9 storeys and approve it. Why after the huge backlash from the original 9 storey proposal from the community does the applicant have the gall to come back with a 25 storey proposal?
Who defines “suitable transition” and how do neigbours oppose this definition currently being used?
Could you please explain ’45 degree angular plane’?
Is it possible that Devmont could still turn a profit with the footprint in their proposal and a lower height tower? What is the minimum height that would still break even for them?
I guess the key question is, does 25 storeys meet the required new Official Plan transition requirements, i.e. the 45 degree plane? The development proposal appears to say no.
As an abutting property owner that is most impacted by the 25 storey tower, going from 3 storeys immediately to 7 storeys and then to 25 storeys (within 50.5m of the property line) is much too abrupt. They also flagrantly violate the 45 degree angular plane. They also did the measurement completely wrong. It’s supposed to start on the setback line not the property line. If they did that, the maximum height is closer to 15 storeys. At that height, less parking would be required (less units) and shadows wouldn’t be an issue. Why won’t the city hold them to the policy?
What is the tallest building in Barrhaven? What is the tallest building in Kanata? Is it not reasonable for the city to increase the height of buildings in more well serviced areas where buildings already exist? I think we should not be starting with a 25 storey building.
City of Ottawa by-laws for high rises in “major corridors” such as Hazeldean Road, state that they must be within 200m of a transit hub. How does this proposed development fit that criteria in relation to the proposed O-train at Huntmar?
Could you please elaborate on what you mean by the existing zoning by-law being “outdated”? With respect to what is it to be considered out of date?
Please comment on how this proposal meets Subsection 5.4.3 Policy 3 (b)
Answers:
- The applicant has provided their justification for 25 storeys in their Planning Rationale, available on the City’s DevApps web site: https://devapps.ottawa.ca/en/applications/D02-02-22-0038/details
- City staff will be reviewing the proposal against applicable municipal and provincial policies, and will include this analysis in their report to Planning and Housing Committee.
- The current zoning dates from 2008 and is not consistent with the City’s Official Plan (OP) (2022). Policies and guidelines in the Official Plan take precedence, which is why the current zoning is considered outdated.
- In Kanata and Stittsville, general height limits in the OP are as follows: Hubs within 400 metres of a rapid transit station: 40 storeys; Hubs between 400-800 metres of a rapid transit station: 9 storeys; Main Street Corridors: 9 storeys; Main Street Corridors where “the lot fabric can provide a suitable transition to abutting low-rise areas”: 40 storeys.
- As part of the review process, staff often explore other options for massing and configuration with the developer to address technical issues.
- Subsection 5.4.3 Policy 3 (b) is part of the City’s Official Plan that provides direction for the corridors within the suburbs. It reads: “The wall heights directly adjacent to a street of such buildings, or the podiums of high-rise buildings shall be of a height proportionate to the width of the abutting right of way, and consistent with the objectives in the urban design section on mid-rise and high-rise built form in Subsection 4.6.6, Policies 7), 8) and 9).” City staff will be reviewing Devmont’s application to determine if it follows these policies, and their analysis will be included in the report to Planning & Housing Committee.
- For more information, please see: How can they go from 15 metres to 77 metres?! and What does “suitable transition” mean?
6. Hazeldean Road / Mainstreet Corridor Designation
This section of Hazeldean borders on rural land, and is the most western part of Hazeldean, as the road becomes single lane. How does it make sense to propose a 25 storey apartment building on that lot rather in the midst of a higher traffic / more developed part of Hazeldean or other truly arterial roads?
On the last review of the 9 storey plan, there was a lot of emphasis on Hazeldean being a main corridor and it was repeated over and over, but it was discussed at the end by the attendees that Hazeldean west of Carp is not the same as Hazeldean east of Carp. The residential is much closer, the street is much narrower and there is much less overall area for growth compared to east of Carp. How is it that you can treat all Hazeldean as having the same opportunities?
How far west of Carp Road does the designation of “major corridor” apply since it’s all rural highway configuration? Should this designation “stop” east of Carp Road once Carp Road is upgraded?
Is Hazeldean Road west of Carp Road where they are building not designated a minor corridor? Is it only designated a major corridor east of Carp Road?
Answers:
- Hazeldean Road is designated as a Mainstreet Corridor from Eagleson Road to the intersection of West Ridge / Kittiwake.
- In the Official Plan, major streets such as Hazeldean, Eagleson, and March Road are designated as Mainstreet Corridors because of their ability to support higher transportation volumes (vehicles and transit) now or in the future. These corridors typically have a large right-of-way width and either currently have, or can be upgraded, with transit priority lanes, utility servicing, etc.
- Hazeldean Road, between Carp and Kittiwake, has sidewalks on the north side of the street, but gravel shoulders and ditches on the south side. It is being evaluated for upgrades as part of the City’s Transportation Master Plan process. Given the expected growth in this area it will likely receive a high priority for upgrades.
- Devmont could be required to build part or all of the sidewalk as a condition of development approval.
- For more information, please see: How can they go from 15 metres to 77 metres?! and What does “suitable transition” mean?
7. Apartment features
Questions:
Are all the units intended to be rentals only, or owner-occupied as well?
How large is the recreation area behind the building? There is a pool, but are there tennis or pickleball courts?
Who is going to manage this building after it’s built?
What are the types of apartments (bachelor, 1-bedroom, 2-bedroom, 3-bedroom, etc.) and number of each being built? Is there a focus on families?
How many school age children do the developers estimate will be living in these buildings?
Why is the developer insisting on having a 2-storey above ground parking garage with residential amenity space on top of it? I understand the rationale of a gradual height increase, but I feel the amenity space as proposed is not easily accessible particularly from the visitor parking lots.
Are there existing by-laws that limit what can be placed on apartment balconies? Items like clothing, bikes, interior space furniture crowd a balcony space.
Will rental rates include utilities and parking?
Who will be eligible to use the community gardens, will it be open to the public?
Answers:
- The units are intended to be rentals only.
- Details about the recreation area are available in documentation on the City’s DevApps site: https://devapps.ottawa.ca/en/applications/D02-02-22-0038/details
- There are no tennis or pickleball courts planned.
- Devmont would continue to own and manage the building once it is built.
- Current mix of apartment sizes: 3 x studio; 211 x 1-bedroom; 165 x 2-bedroom; and 52 x 3-bedroom.
- There is no estimate for the number of school-aged children who may live at the building. Devmont says they plan to attract a range of demographics and are offering a range of apartment sizes.
- The placement of the amenity space on top of the parking garage is to make more efficient use of the land available. Access would be limited to building residents and is not provided from the surface level.
- We are not aware of any bylaw that limits items placed on balconies. The Property Standards By-law regulates general maintenance of properties.
- Utilities will be included in the rent. Parking rates separate for residents who require it.
- The community gardens won’t be public. They will be accessed by the residents of the complex as part of the buildings’ amenities.
8. Privacy
There was a comment about how this building will “respect the privacy of the neighbourhoods”. How is a 25 storey building going to respect the privacy of those in Westridge, Timbermere and Crossing Bridge? We had a member fly a drone to show the view at various heights and the impact on privacy is significant and concerning.
With the third floor common area above the tree line – how can you justify a small pool (for over 800 residents) and an outdoor movie theatre towering over the abutting neighbours and how can you limit the noise pollution this will create?
Will anything be done to mitigate the line of sight for bordering neighbors?
As with many residents, we are concerned with privacy, especially related to the 25-storey building overlooking our property on Wendell Ave. Do you have drawings that indicate the extent of the sightlines from the building and how they impact privacy for the surrounding homes?
Will the windows be darkened to limit light pollution?
Answers:
- Generally, zoning setbacks are the primary tool for regulating spatial separation between properties. The Noise Bylaw regulates noise.
- While the glass itself won’t be tinted, the applicant intends to supply blinds for every unit. The residents will be able to determine the level of privacy and light levels in their units.
9. Shadowing
Has a sun/shade study been done and presented to the surrounding neighbourhoods?
Walking at sunset recently, it is obvious that the existing housing will lose afternoon sunlight.
I have a house in the area, and I have shadows going south of my house about 60 feet from a 2 storey building in the late afternoon. A 25 storey building would have shadows going hundreds of feet, if not more. Can you provide results of the shadow studies during the fall, at maybe 5 p.m. for example?
Please provide the link to the city’s policy to shadow impacts.
Answers:
- The applicant has submitted a shadow study that is being reviewed by City staff. You can access it on the City’s DevApps site: https://devapps.ottawa.ca/en/applications/D02-02-22-0038/details
- The City’s Terms of Reference for Shadow Analyses sets out the requirements for Sun Shadow For a development proposing this height at this location in the City, the study is required to model shadow impacts for both the as-of-right and proposed context at hourly increments on the following dates and times: Equinox: September 21st, 8am – 6pm; and Solstice: December 21st, 9am – 3pm and June 21st, 8am – 8pm.
- The shadow study submitted follows this criteria, and also includes the shadow impacts at sunrise and sunset on these days. Staff are still analyzing the study.
10. Traffic
It seems like there is only one entrance into the building complex using the existing intersection? How does that work to handle people coming in and out of this single access point? It seems like a major bottleneck especially at rush hour.
Can we increase the number of shared EVs? Maybe like 10 or so. That way we reduce the number of parking spaces and increase the number of car lite people.
I’m curious to know how we are expected to handle the traffic to the 417 when Carp Road is only one lane in both directions? Hazeldean is already quite heavy and this is only going to compound things.
Will Carp Road and Hazeldean Road be widened to four lanes? If so, when?
Are the four lanes and sidewalks confirmed as part of the proposal?
Is infrastructure change factoring in that there are TWO of three new development proposals for the stretch of Hazeldean between Stittsville Main and Westridge? Can this end of the city really accommodate almost 1000 new units?
Hazeldean Road is not currently equipped for increased traffic, it has no bike lanes past Carp Road, no bus service. What are the proposed timelines for improvement?
What is the anticipated completion date for the Carp Road expansion
The Carp Road construction needs to be completed by the time this building is constructed. Will the city be accelerating the Carp Road construction so that this happens?
How is the extension of Stittsville Main to Palladium anticipated to help with the flow of additional traffic and when is that extension to be constructed?
Our infrastructure is insufficient as it is. We have needed improvements for years. What infrastructure improvements will be completed before this goes in, if it is even approved?
When will the infrastructure expansion for Carp, Hazeldean and surrounding community be completed? Will this be completed before any development at 6310?
It is time for the city to get its development of infrastructure ahead of construction. It can assess the cost to the developments, paid when the buildings are developed. Why can’t city planners really plan ahead?
I have a large concern on how we are going to service this number of people transportation wise. The Carp and Hazeldean intersection is already a high accident hotspot and is the main access to 417. Carp Road has been promised to enlarge from Hazeldean to 417 for at least 15 years with nothing being done. And we have always had an issue with a lack of OC Transpo service in Stittsville. So will these items be corrected prior to the build? I am for building and intensifying but this is an absolute extreme. I agree with the previous speaker “let’s build but let’s build reasonable”. 25 storeys will be a complete eyesore and overrun the existing services we have and will have in time.
How are all these people going to access main street?
Will the city delay the build to allow for the road widening and transportation requirements to be in place before completely strangling the way residents can move around.
What’s the proposed timeline of the Carp Road construction as it starts in 2025? If I have timelines correct, 1.5 years for this development will also be mid 2025. There’s a strong chance both construction projects occur at the same time.
How will increased traffic along Kittiwake Drive be addressed? There are no stop signs at all between Hazeldean and Carp.
What has your traffic studies told you about traffic north and south bound on Main Street toward Fallowfield.
Why was the traffic study data collected on only one day, during a pandemic when many people worked from home, and some data was collected during the summer, when schools were not open?
Will new traffic studies be conducted to assess current traffic and not pre-covid or end of covid traffic? Backing onto Hazeldean, we have witnessed the traffic slowly increase since 2023 as people resume more travel back to work. Even part-time in office has had a big impact on the volume. Also, are there studies on the volume of accidents that occur at the corner of Hazeldean and Carp?
The traffic assessment needs to look at the local schools and access to those places. Hobin Street is the address for the local public school which dismisses at 3:45 p.m. which is close to end of day. Will this issue be readdressed?
Why didn’t the traffic study consider the impact on Hobin caused by people taking the shortcut by turning onto Hobin just before the TD Canada Trust and then driving with no stop lights to the Hobin-Main St intersection thereby avoiding multiple lights and congestion… Too bad for the children crossing the road to get to ALC school.
Can we add Kittiwake to the traffic study, if not already included? It’s already being used as a shortcut to Carp Road to get to the highway and will likely get much, much worse. Lots of parks in this area and lots of kids on Kittiwake moving between the parks.
These numbers are grossly underestimated considering there will be 800+ residents living in this proposed development alone. 6171 Hazeldean will likely add another 900+ residents and 1174 Carp Road likely another 500+ residents and they were apparently accounted for in this traffic study. How can over 2300 people only contribute 175 trips at peak hour?
Was the traffic study performed during the pandemic?
Was Abaca Way traffic studied?
I suspect there will be major traffic flow issues affecting Main Street for southward traffic from Hazeldean Road and Carp Road. Main Street cannot be widened and currently has large volumes of traffic backlogged to Abbott Street, Fernbank Road, and to Flewellyn Road and Fallowfield Road. Minor developments near Main Street and Abbott Street have had a very large and worrying impact on traffic. What is the proposal to manage North/South traffic along Main Street – West Ridge Road does not seem to be a viable alternative.
Traffic study for Kittiwake, Abaca to be included?
People are concerned about the through traffic on Hobin…what about Kittiwake? We already have people zooming through the neighbourhood! How does the city plan on making Kittiwake a safe road?
Answers:
- The applicant has submitted a Traffic Impact Analysis (“TIA Strategy Report”) that is being reviewed by City staff. You can access it on the City’s DevApps site: https://devapps.ottawa.ca/en/applications/D02-02-22-0038/details
- Traffic counts in the TIA were undertaken on several different days in 2017, 2022 and 2023, which were outside the stay-home orders issued during the COVID-19 pandemic in 2020 and 2021.
- We will be providing City staff and the applicant with a summary of resident feedback about the traffic study to consider in their evaluation, including assessing the impact to secondary streets like Kittiwake, West Ridge, Hobin, etc.
- Additional review and refinement of traffic-related issues will also be conducted through the Site Plan process and detailed design stages of the development. Additional traffic calming on nearby residential streets may be identified.
- Construction on Carp Road is scheduled to begin in 2025, with construction taking approximately two years. For more information please see: When will Carp Road be upgraded?
- Additional information about Hazeldean Road upgrades are included above under the “Hazeldean Road / Mainstreet Corridor Designation” section.
- Devmont says they plan to have four electric car-share vehicles for residents.
11. Transit
Why would a 25-storey be considered so far away from a proposed transit station?
If this proposal goes through are there plans to expand the Carp Road Park & Ride lot which is already full in the mornings or another lot close by with transit access?
With ridership on the multi-billion dollar LRT system already less than anticipated and Phase 3 that would extend to Stittsville not funded, why would high-density development not be focused on areas adjacent to existing and planned LRT corridors in an attempt to maximize Ottawa’s huge investments in our transit system?
Do you believe this is a transit hub and will provide adequate transit to residents? Transit has been insufficient for residents in Kanata and Stittsville for over 20 years.
Are changes in public transport possible to accommodate the traffic given Carp Road widening has been deferred several times since 2016? 2025 still is in jeopardy as city will answer their priorities — infrastructure development in Stittsville has been lagging for years.
Will we ever see any noticeable improvements in transit such that people living in this complex will actually NOT need a car (since there’s so little parking) and our transit system is so HORRIBLE. No streets in Stittsville are well served by transit.
What does serviceable by transit mean? There’s a big difference between a bus route or two vs access to a transit station, multiple transit routes and easy access to all amenities.
What year is the LRT planned to reach Carp Road?
Will upgrades be made to the routes and transit environment prior to the 6310 Hazeldean development start?
How can we trust the city to provide reliable transport for future builds when they can’t meet present needs?
How many more years do we have to wait for improved transit, and now with additional capacity?
How is adding a new 163 local bus considered adequate for a high priority transit corridor? A meandering bus route that takes 40 minutes to get to Kanata is not a solution. As an avid transit user trying to get downtown, I currently have to walk 15 minutes to the 262 which is the only real transit connection (or to drive and park at the Carp Road park and ride) and it only runs at peak hours in the morning and evening. When will the transit needs of this area and the impact of this proposal (should it be approved) and the 800+ future residents be taken seriously?
Although Hazeldean is considered an Arterial Mainstreet this specific section of Hazeldean is over a kilometre away from where the ‘transit priority corridor’ section of this road ends and it is nowhere near a rapid transit station. This section of Hazeldean also narrows down to 2 lanes (without sidewalks) so this is no longer following any of the usual characteristics of an Arterial Mainstreet. This location is 800 metres from the urban boundary on the absolute fringe of suburban – how can you justify this location as a strategic target for intensification?
Answers:
- This spring, OC Transpo is launching a major upgrade to Stittsville’s bus network. Bus service on this part of Hazeldean will increase from 2 trips per hour to at least 6 trips per hour in both directions.
- Hazeldean Road is designated as a Transit Priority Corridor, which means we’ll see continued service improvements (including more frequent service) in the coming years.
- For additional information about transit service improvements on Hazeldean Road, please see: More OC Transpo service for Stittsville coming this spring
12. Parking
How many visitor parking spaces are planned for the development?
A 3 storey parking garage seems quite large. Would it be possible to scale up the shared car service and reduce the size? Also, parking will add significant costs to construction, increasing the price per unit.
Is there underground parking so not to have a concrete eyesore?
You are looking for an exception on parking – so what will happen to the extra cars?
Does the 0.9 parking spaces /unit include visitor parking?
How many levels of underground parking?
With limited transit service at this time, does a reduction in parking space ratio make sense? What are the normal conditions the City looks for when approving a reduction in the ratio of parking spaces?
So, if you reduce the tallest building by 5-10 floors, you would both meet that requirement, and reduce your need for additional parking spaces to meet the 1.2 spaces per unit?
What is the actual planned parking – not guidance, but what is actually going to be built?
What is the current city guideline for parking/unit?
Most families will have the need for a vehicle – parking is going to be an issue, why the request for less parking spots?
I also have concerns about the Farm Boy parking lot being used as overflow parking.
Where are the 431 households going to park their vehicles? Your proposal doesn’t even provide 1 parking spot per unit. We can expect a parking nightmare in the surrounding blocks without even considering that many households will have 2 vehicles.
What about spill over parking on Abaca Way across the street?
Is the expectation going to be that Farm Boy/the owners of that mall will be providing the overflow parking for a development that hasn’t been required to provide adequate parking for not only residents, but also guests? Will the developers be subsidizing them?
Answers:
- The applicant has provided their justification for parking requirements in their Planning Rationale, available on the City’s DevApps web site: https://devapps.ottawa.ca/en/applications/D02-02-22-0038/details
- The applicant is planning 389 parking spots for residents, and 86 parking spots for visitors.
- Most of the parking would be in the parking garage, including one storey of underground parking.
- They’re also proposing 446 bicycle spaces.
- The owners of the shopping plaza across the street on Hazeldean have received notification of the plan and can provide comments to City staff on any concerns they may have about overflow parking.
- For more information, please see: Parking and walking
13. Blasting
Will pre-blasting inspections be offered as well as coverage for damage incurred?
Living very close to the site my number one concern if this goes through is blasting and the effects it will have on structural integrity of nearby homes. Will there be compensation if structures are compromised / damaged?
Given the depths of the parking garage, can we assume blasting will be required for construction?
Will there be blasting and potential for damage to neighboring homes?
Would the developers pay for blasting damage repairs, or would this be deferred to homeowners insurance?
Answers:
- Excavation requirements are to be determined. The applicant says excavation will be limited due to the low depth of the parking garage (one level underground).
- The City has blasting specifications that developers must follow, based on Provincial and Federal regulations. If blasting is required, pre-inspections would be conducted for buildings near the site.
- For more information on blasting rules and inspections, please see: https://www.glengower.ca/information/blasting-operations-in-the-stittsville-area/
14. Emergency Services
What is required from a fire emergency on a large tower? Any changes required for local emergency responders?
What about police? Are we getting more officers?
Answers:
- Fire protection and safety is reviewed through multiple stages of the planning process. For a zoning by-law amendment, staff will review servicing to make sure water requirements can be met. At the Site Plan Control stage, the City’s Fire Services Department will review to ensure all requirements are met and appropriate access to emergency services vehicles are provided. The building will also have to adhere to the Ontario Building Code and Fire Code.
- For all Emergency Services (Police, Fire, Paramedic, By-Law, etc.) additional capital and operational budgets are approved each year by City Council to support new growth.
15. Utilities/servicing
Has the City performed the analysis of the sewer?
This town does not have the street infrastructure required to house this complex. What do you plan to do to fix this issue as it is already a big one?
What is the proposal for utilities to this development (e.g.: storm water, water/sewer, hydro)
I’d like to know what the impact will be on the water supply. What happens when you add a building three times higher than the water tower? What will that do to our water pressure?
Similar questions on sewers which I understand are gravity based with no pumping stations. How will the existing system handle the load of 431 households?
How will this development impact wastewater removal from Crossings Bridge, Heritage Grove, I would not want my toilet to backup because of the volume of effluent from the development or as a result of how the lines are connected.
Answers:
- The applicant needs to demonstrate that there is access to utilities such as water, sewer, wastewater services, and electricity for the proposed development. They’ve submitted a servicing study which is available for review on the City’s DevApps web site: https://devapps.ottawa.ca/en/applications/D02-02-22-0038/details
- Although not specific to this development, the City’s Infrastructure Master Plan (IMP) looks at long-term infrastructure needs for Stittsville and the City as a whole, based on population projections and where growth is expected to occur. You can learn more about the IMP here: https://engage.ottawa.ca/infrastructure-master-plan
16. Landscaping
What consideration has been given to current homeowners whose backyards but up against the “green space” south of the buildings?
With the amount of vegetation that is being proposed to be planted within this development site, will the anticipated shadow impact negatively affect the healthy growth of the vegetation?
For some things that are not part of the structure, for example, the vegetation on the wall facing south. Is there any guarantee that the builder will actually do that, or any penalty if they just decide not to do it? I guess my question is obvious bit of course it’s nice to hear about promises, but if there is no legal requirement then it could be empty promises.
What would be the space from the face of the building to the ROW (property line)? Asking as mentioned before 10m green buffer will disappear when Hazeldean will be widened to 4-lane road with Active Transportation facilities (bike lanes, wide AODA sidewalks etc.)
Any idea how long it will take for the trees to grow to maturity?
The 10M green buffer zone – how can you guarantee that high quality trees will grow and be nurtured to provide privacy over time? Popping up trees into the concrete/bedrock seems more like a fancy design feature to sell this development, than a well-considered long-term beautiful consideration. How can we know this buffer zone will actually grow to its full potential to help the transition?
Will there be a watering plan for the proposed vegetation? Relying solely on natural rainfall is unreliable due to the negative effects of climate change.
Answers:
- Landscaping will be reviewed in detail during the site plan control review process. The Owner will be required to adhere to Landscape plans approved through this process. The City holds financial securities until the landscaping aligns with any approved plans.
Devmont has provided additional information about landscaping plans:
- The 10m setback is located in the rear of the site. The space between the building and the ROW setback from the centre of Hazeldean Road is 7.4m to the front face of Building 1 and 6.3m to Building 2 at grade. The applicant’s team is working with the City to ensure the submission aligns with the City’s vision for Hazeldean’s future streetscape.
- The detail design and species selection has not been finalized however, the intent for the planted buffer along the south boundary is to employ a reforestation approach. A number of caliper-sized deciduous trees and wire-basketed coniferous trees will be planted for some instant visual impact. Depending on the species ultimately selected, the deciduous trees are likely to range in height from 2.5-3.6m and the coniferous trees would be between 1.8-2.5m in height. Mixed within these larger nursery stock would be smaller deciduous whip stock (1.0-1.8m ht.) and coniferous seedlings (0.3-0.6m ht.).
The concept is to plant randomly and very densely (between 1.5-3.0m, depending on species) to mimic the conditions of a natural forest, provide a succession of maturity, provide a quick-to-establish buffer with seasonal interest and create conditions where the vegetation evolves to find a natural balance. The understory will be mulched to control competing weed growth, but no turfgrass or mowing in this area will be done. It is proposed to remain as a managed woodlot.
Slow growing species are those that achieve vertical growth of approx. 30cm/year (this is typical of most locally native coniferous trees). Fast growing native species like poplar can grow at a rate of 60cm/year. Generally speaking, fast growing trees have a weaker structure (trunk and limbs) and tend to become hazardous sooner. The applicant would use fast-growing Poplar species with the intent of selectively removing them when the other, more longer lasting trees, mature and the buffer is thicker. This would likely be assessed within a 20 year horizon.
A condition of the City of Ottawa’s Site Plan Control process now requires applicants to provide a visual representation of the expected canopy cover after 40 years, which is when common species typically reach maturity. The tallest species likely to be selected for this site could expect to reach a mature height of at least 35m. - Proper species selection is the most critical aspect to any planting strategy. Native trees will be prioritized for the re-forestation buffer that is proposed at the ground level. This will ensure more resistance to drought conditions. Maximizing diversity in the species and sizes of nursery stock will also help to mitigate any loss due to irregular, seasonal drought conditions and/or disease. The depth of bedrock will accommodate even the most deep-rooted species (Oaks with tap roots can grow to 1.5m deep).
The planting on the roof deck of the parking structure is a design feature intended to further address privacy concerns and is to augment what is being planted on the ground level. The proposed raised planters are intended to provide screening for the benefit of the residents of the new amenity space as well as the existing adjacent rear yards and upper levels of homes. The southern edge of that continuous planter is intended only to be accessed occasionally by maintenance personnel.
All vegetation will be subject to a warranty period to ensure establishment (a condition of municipal approval). Hose bibs will be provided along the buffer to allow for ease of supplemental irrigation but should only be required during periods of extreme drought. - The rooftop gardens are likely to have an automatic irrigation system due to the elevated condition and resultant increased exposure.
17. Planning process
What is the city planning staff and legal department saying about the probability that the proponent would be successful if there is an objection to the height of the building? I assume this would go to the Ontario Land Tribunal and they would render a non-appealable decision.
What’s the proposed timeline for the new development?
As a resubmission, is this application subject to the recent provincial changes regarding approval timelines, development charges, parkland dedication, etc? Or is it tied to the conditions that were in place at the time of the original submission?
What is the anticipated date to start building?
How many years to build this project?
How many by-law amendments are required to construct this complex?
When this development will start to be built, will it be a phased approach or constructed all at once?
Could there be a referendum of Stittsville residents on a development?
Will we have another meeting to vet these concerns?
What is the process for issue resolution? There has not been any responses to issues raised by the community in any kind of systematic and transparent way. Please articulate a clear and participatory issues resolution process.
Answers:
- This application is currently being reviewed by City planners and technical staff. Their analysis will be included in a report to Planning & Housing Committee in the coming months – a date is still to be determined.
- This application is not subject to the shorter planning review deadlines imposed by the Province through Bill 109.
- Development charges and parkland dedication are usually assessed at the current rates in force at the time of building permit application.
- Approval timelines are hard to predict. This zoning by-law amendment will likely come to Committee and Council before the end of 2024, but it depends on how quickly the applicant responds to the City’s comments and feedback. The applicant would also need additional Site Plan approval and other reviews that can take several months to complete.
- Construction would take at least 18-24 months and is anticipated to be “all at once” and not broken into phases.
- When this file comes to Planning & Housing Committee, all residents have the opportunity to register to speak as a delegation. All delegations have five minutes to speak at the committee meeting.
- There is no referendum process for development applications.
- For more information about the planning process, please see: Timelines and the planning process and What’s next and what you can do.
- During the issue resolution period, the applicant is communicating directly with the Planner File Lead and working to address comments and resolve issues. If revised plans are submitted, City staff will upload them to the City’s DevApps Website here: D02-02-22-0038
18. Other nearby applications
Is there any application for similar, or even taller, development/building on the parcel next door – currently Open Roads RV Centre?
How many other units are already set to be approved within walking distance to Stittsville Main amenities so we can make this a more appropriate height in relation to the character in Stittsville?
How many other development proposals are on the books at the moment? I would like to understand the TOTAL number of new units coming to Stittsville? This is one application with over 400 units and it seems as though this development will overload our infrastructure on its own. How many units total are planned for this area?
Answers:
- At this time the proposal for 6310 Hazeldean Road is the only active development application west of Carp Road.
- I anticipate we’ll see a development application soon for the neighbouring property at 1174 Carp Road (the former Open Roads RV site). There has not been an application submitted or any additional information available at this time.
- There is an approved development for 1145 Carp Road (north-east corner of Carp and Hazeldean) for a 34-unit low-rise apartment. Construction has not yet started.
- There is a development application at 6171 Hazeldean Road (between the water tower and the new Starbucks) for a mixed used subdivision with 529 residential units, including singles, townhomes, low-rise apartments, and a nine-story building. This will likely come to Planning & Housing Committee for review this spring.
- There is future urban expansion land for a new residential subdivision on the north side of Hazeldean Road, immediately west of Timbermere. The planning process for that land has not yet started.
- The City of Ottawa is expected to grow from just over 1,000,000 people to at least 1,400,000 people by 2046. This growth will be distributed across the entire city with significant growth expected in Kanata/Stittsville.
- Stittsville’s current population is estimated at 52,540 people and 18,800 households. The community has been growing by about 1,000 households per year over the past few years.
19. Miscellaneous
Q: I really like the number of 3-bedroom rentals, and I love the electric car sharing. But I’m worried that this dilutes the efforts to make a Stittsville core, as it is so far away. Has there been any thought on how to ensure that Stittsville Main remains the core of the town?
A: Based on the City’s Official Plan, over the next 25 years we’ll likely see the biggest growth and change along the Hazeldean Road corridor, and in areas near transit hubs: Canadian Tire Centre; Maple Grove east of Huntmar; and Hazeldean at Robert Grant Avenue. The Stittsville Main Street Community Design Plan recognizes the uniqueness of our main street and will help ensure that it remains a distinct and focal point of the community, even as we grow.
Q: How much money will this project generate for the neighbourhood through development charges and then annually through property taxes?
A: We estimate that the development would generate at least $10-million in Development Charge revenue that goes towards city infrastructure to support growth. The property taxes are not known at this time.
Q: Are Ottawa builders considered? Can we force the developer to use Ottawa developers and Ottawa consultants?
A: The developers are free to contract with any business that they prefer.
Q: I believe that “downtown” Stittsville was limited to 4 storeys to preserve the heritage nature of the village. How does this development fit into that vision, due to its proximity to the downtown area.
A: The Stittsville Main Street Community Design Plan and Secondary Plan limits height to four storeys on the street. The City’s Official Plan anticipates significant population growth over the next 25 years, with 60% of new growth happening in existing urban and suburban areas, and 40% of new growth happening in “greenfield” areas adjacent to existing suburbs. Higher-density development is focused on Mainstreet Corridors such as Hazeldean Road, March Road, Eagleson Road, etc. with much less growth along Stittsville Main Street, and almost no change to the built environment in existing neighbourhoods like Crossing Bridge or Timbermere.
Q: If the developers succeed in getting their project approved. Will it change the precedence for building developments there after?
A: All new developments on Hazeldean Road, including this one, are assessed on their own merit, and against the City’s Official Plan and other applicable municipal and provincial policy.
Q: If urban density was truly the goal here, why wouldn’t the city consider using the buildings downtown that sit empty with the highest ever level of vacancy.
A: In Ottawa, at least three office-to-residential conversions have been completed in the past two years and several are underway. Ottawa recently introduced a streamlined process and reduced fees to encourage faster office-to-residential conversions. Recent reports from Colliers and the Canadian Urban Institute found that there are between 11-17 buildings downtown that are candidates for conversion, which could create as many as 4,200 new apartments. It’s an important piece of Ottawa’s housing strategy, but it’s not enough to satisfy the city-wide need for more apartments.
Q: What do we need to do to get a Secondary Plan for Hazeldean?
A: Secondary Plans establish local development policies to guide growth and development in defined areas of a city where major physical changes are expected. We’ve asked staff if the Hazeldean Road corridor qualifies for a Secondary Plan. More information about Secondary Plans can be found in Section 12 of the Official Plan.
Q: How will you mitigate birds flying into all the windows. Will there be bird strike measures?
A: The building will have to confirm with the City’s Bird-Safe Design Guidelines. The project architect says that they’ve met these requirements.
Q: Devmont: what other locations across Ottawa or within Kanata-Stittsville did you consider for this type of development?
A: Devmont says that they are always looking for lots with great potential. Although they have mainly built in the greater Montreal area, they have been looking in the Ottawa/Gatineau region for a few years now. There have been a few lots that were considered during that time frame. When Devmont were approached by the owners of 6310 Hazeldean, they concluded that this lot had great potential.
Q: How many local jobs will be created?
A: Devmont says that during construction, all contractors will likely be local, just as currently, all professionals are local. For long term jobs, all cleaning services, maintenance staff, rental team, snow removal, landscaping, etc. will be done by local companies in the Ottawa region. The future residents would require local services, which will bring economic activity to the neighbourhood.