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Committee of Adjustment considers two Stittsville applications on October 18

The City of Ottawa’s Committee of Adjustment will consider two applications for properties in Stittsville when it meets on October 18.

The first is at 6243 Abbott / 34 Manchester: “The Owner wants to demolish the existing detached dwelling and shed and to subdivide its property into two separate parcels of land to create two new residential lots for future development.”  This is a long piece of land that stretches all the way from Abbott to Manchester, with a house fronting Abbott. With this application, the owner wants to split the property in two and have two houses; one facing Abbott and one facing Manchester.

The second application is for the Stittsville Walk (formerly Reverie) development at 1491-1493 Stittsville Main Street, for the townhouse development that’s currently under construction: “The Owner wants to subdivide the property to create twenty-four individual freehold Parcels of Tied Land (POTLs’). Twenty-two of the proposed POTLs will contain townhouse dwellings, one is proposed to contain stacked dwellings which are to be registered as a Standard Condominium in the future, and one is proposed to contain a retail and residential mixed-use development. “

For more information about these applications, visit: http://ottwatch.ca/meetings/meeting/7223


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NOTEBOOK: Councillor pushes for construction industry watchdog

Kitchissippi Councillor Jeff Leiper wants to establish a watchdog to rein in what he calls “needlessly thoughtless and disrespectful behaviour” on the part of the construction industry, particularly on problematic infill developments.

He wants the Greater Ottawa Home Builders’ Association (GOHBA) to fund an ombudsperson to field complaints and resolve disputes. Here’s part of what he wrote on his web site on the weekend:

One of the greatest frustrations I have as the one looked to most often to sort out disagreements between builders and neighbours is how few tools Councillors and even the City have to deal with the litany of complaints that we hear. Parking, noise, and property standards by-laws can be enforced by the City, but the process is slow, there’s too few resources on the ground, and enforcement is ultimately up to the courts which means the City takes a graduated enforcement approach.

The courts are also the only recourse for neighbours whose property has been damaged by builders. This is an immense frustration. Telling residents to lawyer up when disputes arise over property lines or damage is not why anyone runs for office.

There needs to be a better mechanism to deal with infill issues. Too many problems are dealt with by too many levels of government and agencies.

Infill development in Stittsville may not be as intense as in Kitchissippi but it’s still happening out here. Just about every month at the Committee of Adjustment there’s an application to subdivide a big residential lot in order to squeeze in another house.  That’s only going to accelerate in the coming years.

It’s not just infill that’s a problem either. New housing development generates lots of complaints too: traffic, noise, dirt, blasting, etc.

I’m not sure an ombudsperson is the most effective way to deal with this issue.  He or she might play a useful role in mediation with GOHBA members, but I bet most of the problematic contractors and developers aren’t members of the group.

Still, good on Leiper for at least raising the issue and bringing attention to it. At the very least, it will spur discussion about how to create a fairer and clearer process to react to homeowner concerns. He’s asking residents to share their infill construction horror stories via his web site…

Councillor Jeff Leiper shared this example of this text message exchange: "Recently, a Champlain Park resident, just trying to get through the infill going in next to them, had an exchange with a builder to ask him to move, as previously agreed, the security fence off their property. The exchange by text is a follow-up to a voicemail left by the resident with the builder that was never answered. The exchange is beyond disrespectful, and I think crosses the line into abusiveness. I’ve had enough.
Councillor Jeff Leiper shared this example of a text message exchange between a resident and a builder: “Recently, a Champlain Park resident, just trying to get through the infill going in next to them, had an exchange with a builder to ask him to move, as previously agreed, the security fence off their property. The exchange by text is a follow-up to a voicemail left by the resident with the builder that was never answered. The exchange is beyond disrespectful, and I think crosses the line into abusiveness. I’ve had enough.

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NOTEBOOK: Infill on Jonathan Pack, Haliburton Park plans, noise bylaw changes

INFILL ON JONATHAN PACK
On June 7, Ottawa’s Committee of Adjustment will consider a request to subdivide a piece of residential property at 28 Jonathan Pack Street. Currently it’s a large lot with a single home, and the proposal seeks to divide the property in half, keeping the house on one lot and using the other for a new house. (You can find more info here…)

The property in question is typical of many on Jonathan Pack, with large lots about 30m wide at the front stretching back about 60m. The lots on Forest Heights and Stitt Street, which run parallel to Jonathan Pack, are quite a bit narrower and considerably denser.

I don’t know enough about this application to say if it’s good or bad for the street, but I do know that we’re seeing more and more large, older properties in Stittsville been subdivided for infill development. If you’re not a fan of endless suburban sprawl, infills like this one can be a way that sprawl can slowed. What’s important is getting the design right, and ensuring that the scale of the infill is compatible with the existing neighbourhood.

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NOTEBOOK: Development notes, O’Leary in Kanata, music in Stittsville

UPDATE ON HAZELDEAN CAR DEALERSHIP
There’s a revised site plan online for the proposed car dealership at 5835 Hazeldean Road. The property is currently a gravel lot for the Canadian Auto Mall, with a temporary sales trailer on site. Continue reading


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NOTEBOOK: Live music at Quitters, Huntmar’s truck problem

MORE MUSIC AT QUITTERS

I was at Quitters on Saturday night for trivia and two notable things happened.

For one, my team won. That’s a first. Congrats to J, Lorrie and Greg, aka the smart people on my team.

Second, Quizmaster Rick announced that Quitters will be launching some new programming this fall, including a live music series featuring Kathleen Edwards and other musicians.  Watch for details soon.

Photo by Katie Shapiro
Photo by Katie Shapiro

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Three Stittsville properties on the agenda at Committee of Adjustment

The City of Ottawa’s Committee of Adjustment will decide on three Stittsville applications on July 20.

5897 FERNBANK

The owner, Farmhouse Investments Inc., wants to subdivide the land into two separate parcels: “In order to do this, the Owner requires the Consent of the Committee for a Conveyance. The land to be severed is shown on a Draft 4R-Plan filed with the application, will have frontage of 43.25 metres on Fernbank Road to an irregular depth of 102.92 metres and will contain a lot area of 4560 square metres. This parcel contains the existing dwelling known municipally as 5897 Fernbank Road. The land to be retained is also shown on the Plan filed with the application, will have frontage of 38.33 metres on Fernbank Road to an irregular depth of 102.94 metres and will contain a lot area of 15,866 square metres. This parcel is vacant and will be known municipally as 5903 Fernbank Road and is part of the Fernbank Community Plan for future development.” More info…

That “existing dwelling” is also known as Flewellyn-Jones House, which recently was designated under the Ontario Heritage Act. The owners are planning to turn it into a PTSD wellness centre.


30 JOHNWOODS

The owner, real estate agent Glendon Moore, wants to subdivide the property into two separate parcels of land to create a new lot for future development. The house currently facing Johnwoods would make up one piece of land, and a slightly smaller parcel would front front Hartin Street.

“The existing detached dwelling known municipally as 30 Johnwoods Street is to remain on the other parcel. In order to do this, the Owner requires the Consent of the Committee for Conveyances.  The property is shown as Parts 1 and 2 on a Draft 4R-Plan filed with the applications and the separate parcels will be as follows:
Applications for 30 JohnwoodsApproval of these applications will have the effect of creating a parcel of land for the existing dwelling which will not be in conformity with the requirements of the Zoning Bylaw and therefore a Minor Variance Application (D08-02-16/A-00190) has been filed and will be heard concurrently with these applications.”

“In order to proceed, the Owner requires the Authority of the Committee for a Minor Variance from the Zoning By-law to permit a reduced rear yard setback of 2.8 metres whereas the By-law requires a minimum rear yard setback of 9 metres. It should be noted that, for By-law purposes, the frontage on Hartin Street is deemed to be the front lot line for this property.” More info…


325 HALIBURTON, 200, 201 ROVER, 100 SHINNY
(Fernbank / Robert Grant area)

Abbott-Fernbank Holdings Inc. owns the property, and proposes “to construct four detached dwellings on Lots 76, 95, 96 and 115, with one dwelling on each lot. The proposed dwellings on these lots will not be located in conformity with the requirements of the Zoning By-law, as shown on plans filed with the Committee. In order to proceed, the Owner requires the Authority of the Committee for Minor Variances from the Zoning By-law. More info…

(Perhaps as notable as the application are the new street names: Shinny Avenue, Slapshot Way and Rover Street.)


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Stittsville items in front of Committee of Adjustment February 17

The Committee of Adjustment will consider several Stittsville applications on February 17:

  • 12 Meadowland: “The Owner wants to subdivide the property into three separate parcels of land. It is proposed to construct three one-storey detached dwellings, with one on each of the parcels. The existing dwelling and sheds will be demolished.” More info here…
  • 12 Meadowland: “The Owner has filed Consent Applications (D08-01-15/B-00489 & D08-01-15/B-00490) which, if approved, will have the effect of creating three separate parcels of land. It is proposed to demolish the existing dwelling and sheds in order to construct three, onestorey detached dwellings, with one on each of the parcels, as shown on plans filed with the Committee. The proposed parcels will not be in conformity with the requirements of the Zoning By-law.” More info here…
  • 6176 Hazeldean: “The Owner wants to subdivide the property into three separate parcels of land. It is proposed to construct a five-storey mixed-use building with a residential care facility and rooming units on one parcel. The other two parcels will remain vacant.” More info here…  (A retirement home is proposed for one of the parcels.)
  • 6176 Hazeldean: “The Owner has filed Consent Applications (D08-01-15/B-00472 & D08-01-15/B-00473) which, if approved, will have the effect of creating three separate parcels of land. It is proposed to construct a five-storey mixed-use building with a residential care facility and rooming units on one of the parcels and the other two parcels will remain vacant. The proposed mixed-use building, as shown on plans filed with the Committee, will not be in conformity with the requirements of the Zoning By-law. ” More info here…
  • 5661 Hazeldean: “The Owner wants to enter into a long-term lease in excess of 21 years for a portion of its property which containing a retail store (Toys “R” Us).” More info here…

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