The City has received a Site Plan Control application from Caivan to build 268 new homes in 13 three-storey stacked townhome buildings. The development is located at the north side of Flewellyn Road within the Stittsville South W-4 lands, one of the new urban expansion areas approved by Council with the New Official Plan.
This proposal is just one part of Caivan’s larger Magnolia development project on the Stittsville South lands. The full subdivision—anticipated to have approximately 1,700 units over 29 developed hectares—is currently going through the City’s planning review process. The Official Plan amendment for the development was approved in September 2025 and the plan of subdivision for a portion of the area was approved this June. The zoning bylaw amendment applications for this site and the entire development are still pending approval.
This land is located entirely within Ward 21 (Rideau-Jock) but given its proximity to Ward 6 (Stittsville) we’re sharing this update for Stittsville residents. We have previously shared several updates on this file.
The site plan for the entire Magnolia development. The area involved in this application is the pink rectangle in the bottom left corner labelled “medium density”
Site plan
The subject site is a 2.37 hectare rectangular parcel in the south-western corner of the Stittsville South W4 lands. The applicant is proposing to build a “planned unit development,” which is considered as one lot for zoning purposes. Within the lot would be 13 buildings arranged along six private streets. Each building would contain between 16 and 24 stacked townhouse condominium units for a total of 268 new homes.
Surface parking would be provided at a rate of one space per unit along with 22 visitor spaces, for 290 total. Two access points to the site are proposed to come from a new north-south street that will connect Flewellyn Road with Parade Drive.
The site also contains communal amenity spaces, a waste collection area, and bike parking (0.5 spaces per unit). The tree canopy coverage at 40 years is projected to be 26% of the site.
What’s next
This application has not been approved. City staff will be reviewing the application to ensure it complies with applicable provincial policy and city policy and by-laws. Councillor Glen will also be reviewing this application with his team.
Note that under Bill 109 enacted by the Provincial government in 2022, City Council no longer has the final say on Site Plan Control approvals. Although councillors can provide feedback and comments, the final decision rests with City staff.
Stay informed and provide your feedback
The site plan control process allows the City to influence land development so that it is safe, functional and orderly. It is also used to ensure that the development standards approved by the City and other agencies are implemented and maintained.
Building location, landscape treatment, pedestrian access, drainage control and parking layout are a few of the items addressed during review. Issues such as building height or building use (residential versus commercial, ownership versus rental, etc.) are not a part of the site plan review.
For additional information or to provide your comments contact planner Amanda Davidson at 613-580-2424, ext. 21239 or Amanda.Davidson@ottawa.ca. Please quote File No. D07-12-26-0069 in the subject line. You can copy Councillor Glen at glen.gower@ottawa.ca.
Please provide comments by August 5, 2026. Comments received after this date will be accepted and considered, however, may not be reflected in the staff report.