Response from Councillor Leiper's Office: Key Clarifications
After reviewing the application documents and receiving clarification from Councillor Leiper’s office, here is an updated understanding of how the 340 Parkdale proposal fits within the City’s planning framework. This summary focuses on facts and policy context.
This is an update to my earlier letter of February 28.
1. Height: What Actually Governs This Site?
One important clarification: the site is governed primarily by the Wellington West Secondary Plan, not the Scott Street CDP.
The Secondary Plan:
- Is part of the Official Plan
- Has statutory authority under the Planning Act
- Sets a maximum height of 8 storeys (27 metres) for this block
The proposed 38-storey building exceeds that limit, which is why the applicant is seeking an Official Plan Amendment (OPA).
However:
- The broader 2022 Official Plan permits high-rises (10–40 storeys) in designated “Hubs”
- This site is within a Hub and a Protected Major Transit Station Area (PMTSA)
- Where there is a conflict between the primary Official Plan and a Secondary Plan, the Secondary Plan prevails — which is why an amendment is required
Additionally:
- Much of the block already permits up to 18 storeys due to a 2015 Ontario Municipal Board (OMB) decision
- A Zoning By-law Amendment is also required to reach 38 storeys
What this means: The proposed height is not “as-of-right.” It exceeds both the Secondary Plan (8 storeys) and current zoning (18 storeys), requiring formal amendments.
2. Transit & Parking
A Transportation Impact Assessment (TIA) has been submitted and is available through the City’s DevApps system.
The proposal includes:
- 322 parking spaces
- Access via Spencer Street
The Official Plan (Section 4.1.4) emphasizes shifting toward sustainable transportation modes, particularly in transit-supportive areas like this one. Given the site’s proximity to Tunney’s Pasture LRT station, questions about parking levels and alignment with transit-oriented development policy are reasonable.
The applicant has indicated that deep excavation for site remediation influences the parking approach.
What this means: A TIA exists, but the policy question remains whether the proposed parking supply aligns with the City’s modal shift objectives.
3. Unit Mix & “Large Household Dwellings”
The Official Plan defines “large-household dwellings” as:
- 3-bedroom units, or
- Units of at least 80 square metres (approximately 850 square feet)
In Hubs and PMTSAs, the Official Plan sets:
- A minimum requirement of 5%
- A target of 10% large-household units
According to the applicant’s Planning Rationale:
- 75 units qualify as “large household dwellings”
- 5 three-bedroom units
- 70 two-bedroom units ≥ 850 sq ft
- That equals approximately 16.2% of the total unit mix
If those unit sizes are confirmed, the proposal would exceed the Official Plan’s 10% target.
What this means: While the building includes only five three-bedroom units, it may technically exceed the City’s policy requirement for large-household dwellings under the Official Plan definition.
4. Public Realm & Plaza
The proposal includes a privately owned public space (POP) — an internal courtyard/plaza and breezeway.
According to the Planning Rationale:
- It will be publicly accessible via a surface easement
- It will connect to Armstrong Street and the adjacent park
However:
- It is not being counted as parkland
- Parkland obligations will be addressed separately through cash-in-lieu of parkland
What this means: The plaza would remain privately owned but publicly accessible. It is not replacing required parkland dedication.
5. What Remains Open for Discussion
Based on the updated information, key policy questions include:
- Whether the Secondary Plan should be amended to allow 38 storeys on this block
- Whether the parking supply aligns with transit-oriented development objectives
- Whether the large-household dwelling definition meaningfully addresses family-sized housing needs
- How the proposed privately owned public space will function in practice
Final Note
The proposal is complex and sits within overlapping policy layers:
- Provincial Planning Act
- 2022 Official Plan
- Wellington West Secondary Plan
- Existing zoning (including 2015 OMB decision)
- Transportation and housing policy frameworks
Documents to Review
This is my working list of what I believe needs to be cited for a complete, authoritative picture of the policy framework. I’ll add links as I confirm them.
Planning Framework
- Planning Act (Ontario)
- City of Ottawa Official Plan (2022) — particularly Section 3.2 (Intensification), Section 4.1.4 (Sustainable Transportation), Section 6.1 (Hubs), and Table 3a (Large Household Dwelling Requirements)
- Wellington West Secondary Plan
- Scott Street CDP (for context)
Zoning
- Zoning By-law 2008-250
- Schedule 333 (height permissions on this block)
- 2025 Comprehensive Zoning By-law (if relevant)
Application Materials
- Design Brief
- Planning Rationale
- Transportation Impact Assessment (TIA)
- Site Plan
- Landscape Plan
Housing Data
- 2024 Housing Needs Assessment (Executive Summary + Full Report)
- CMHC Rental Market Survey (Oct 2025)
- CMHC Housing Starts Dashboard (Ottawa)
Growth Financing
- Community Benefits Charge By-law
- CBC Strategy
- Parkland Dedication By-law