Despite strong opposition from Sandy Hill residents, the City of Ottawa’s planning and housing committee has approved a zoning bylaw amendment allowing a developer to more than double the number of units in an existing apartment building.
The approval, which critics say will further inflate the population of temporary, transient tenants in the area, will be considered for approval by city council at its Feb. 8 meeting.
Smart Living Properties wants to add five units onto a four-unit low-rise, as well as a garbage structure at the back of the property. The addition of more units is said to be helping address the shortage of housing in Ottawa.
The site is at 535 Chapel St. between Mann Avenue and Templeton Street in Sandy Hill, the residential neighbourhood that includes the University of Ottawa campus.
Residents opposed the redevelopment say the expansion violates the current zoning bylaw and will increase “short-term accommodation in an area already saturated with temporary accommodation.”
Residents’ concerns were laid out in a statement issued by Action Sandy Hill.
“Approval of this application will set a dangerous precedent for future developments not only in this neighbourhood but in others, as well,” ASH stated. “There are already a large number of bachelor apartments surrounding this property. Neighbours call 311 regularly to report loud parties which continue after 11 p.m. Additional bachelor apartments could add to this problem.”
City planning staff recommended approval, arguing the project remains in line with the height limit for a low-rise building and abides by the Sandy Hill Secondary Plan. The plan helps guide development in the area with regard to policies on land use, transportation and more, staff said.
Rideau-Vanier Coun. Stéphanie Plante, in whose ward the Chapel Street site in question sits, said during the committee meeting that properties owned by Smart Living already receive a high number of complaints to the city’s 311 phone service over garbage, rats and noise problems. Plante previously served as a member of ASH before being elected councillor last fall.
“What Smart Living is trying to do with this application is two things. They’re trying to weaponize our serious housing shortage while exhausting city resources to deal with the problems that they helped create.”
— Rideau-Vanier Coun. Stéphanie Plante
“What Smart Living is trying to do with this application is two things,” said Plante. “They’re trying to weaponize our serious housing shortage while exhausting city resources to deal with the problems that they helped create.”
The proposal to build outdoor garbage storage raised red flags with residents. Plante said it goes against the Sandy Hill bylaw that calls for garbage to be kept inside units.
“This is a very problematic developer in the area in the sense that they don’t feel like bylaw rules — especially on the issue of garbage — apply to them,” said Plante.
City planner Jean-Charles Renaud said because the proposed building has more than five units, it will be exempt from the zoning bylaw related to garbage structures. Renaud said the developer is allowed to build an outdoor garbage storage unit given the larger number of units.
The proposed units will be smaller than 300 square feet, less than the size of a single-car garage, according to Tyler Yakichuck, who represented Smart Living Properties at the meeting.
Somerset Coun. Ariel Troster said the Sandy Hill area is already overcrowded with small units.
“It’s really hard to get developers to build anything bigger to allow for more than one person to live in a home like that,” she added.
Action Sandy Hill also warned that the expanded building will cost the neighbourhood trees and shrubs in favour of grass: “The loss of these trees and installation of grass would dramatically reduce the ability of the landscape to absorb and regulate rainfall,” the group argued.
Of the 11 voting councillors on the committee, only Troster and one other voted against the amendment and the plan to expand the building.
