Ottawa is one step closer to a new urban boundary expansion application process, though councillors expressed concerns that the new process could add to the city’s sprawl.
The plan, approved by a joint meeting of the Planning and Housing Committee and the Agriculture and Rural Affairs Committee on Oct. 9, would allow landowners outside of the current urban boundary to request an urban or village expansion at any time.
But landowners would need a $1.8 million amendment fee to cover the cost of reviewing land needs, infrastructure capacity, and location alternatives before the Official Plan is updated in 2025.
Applicants would be allowed to withdraw their application at the end of each step, regaining any unspent fees and retaining the option to participate again in 2025.
Jason Burggraff, executive director of the Greater Ottawa Home Builders’ Association, said the proposed application needs more revision to lower costs for applicants by basing their fees on the size of land and seeking third parties to execute the review process.
However, he said adding more land and housing will help accommodate a higher rate of population growth than previously predicted. Currently, the Official Plan predicts 1.4 million new residents by 2046, while Ontario’s Ministry of Finance predicts 1.66 million people by 2046 — a difference of 260,000 people.
Burggraff said the city is “falling further and further behind on its growth targets of keeping up with the 400,000 people and 195,000 new homes by 2046” and urged councillors to “not stick with projections that were out-of-date five years ago when they were originally approved.”
Ursula Melinz, a land development lawyer who also spoke at the meeting, said the numbers used in the city’s projections were from 2019. Since then, variables such as immigration have changed dramatically, she said.
“Sticking with these targets now … solidifies a structural housing deficit for Ottawa’s residents moving forward. Today, based on the Ministry of Finance’s projections, the city will be 60,000 homes short by 2046,” Burggraff said. “The city has very few chances to course-correct … This is one of those opportunities.”
Several councillors raised concerns about the new application process, citing the potential for increased issues associated with urban sprawl.
“The densification is going to fall behind, because that’s where they’re going to choose to build; they may not choose to build near transit,” said Bay Ward Coun. Theresa Kavanagh. “That’s what I envision when I see these changes from the province.”
Kavanagh added this sprawl would only make things more costly for taxpayers, as more infrastructure will be needed to accommodate services such as schools and hospitals.
Councillors also raised concerns with the de-incentivizing of building on already-purchased land in urban areas for more population density.
“We have all of these approved parcels, they may be in the final phases of going through the process, but we’re not seeing any development on them,” said Orléans West-Innes Coun. Laura Dudas. “We can approve it; you guys have to build it.”
Burggraff noted this is a temporary factor that “should not dictate good planning principles for the city” that would include both urban expansion and more housing in the city, especially with taller buildings around the LRT.
City council will review this decision on Oct. 16.
