The City of Ottawa has received Minor Zoning By-law Amendment and Site Plan Control applications related to the development of two high-rise buildings at 6310 and 6320 Hazeldean Road. The development proposes to include 457 residential units, 553 vehicle parking spaces and 462 bicycle parking spaces.
The site is currently vacant and is located on the south side of Hazeldean Road, west of Carp Road and east of West Ridge Drive.
More information is available on the City’s DevApps site:
Background
In 2024, City Council approved a Zoning By-law Amendment to permit high-rise development on the site with two high-rise buildings 12 and 21 storeys in height and a total of 441 residential units. A total of 389 resident parking spaces, 86 visitor parking spaces and 446 bicycle parking spaces were proposed.
Minor Zoning By-law Amendment
As the building design and detailed engineering progressed, the applicant made modifications to the proposed development. The buildings remain at 21 and 12 storeys in height, however a minor zoning bylaw amendment is required to address techchanges to setbacks, stepbacks, building height (low-rise portion only), landscape buffers, projections, tower separation and driveway width.
The required amendments include:
- Reduce the minimum front yard setback to 0.3 metres from 3 metres due to the projection of the underground garage above-ground. (The buildings containing residential units continue to respect the 3 metres setback requirement.)
- Reduce the minimum interior side yard setback to 0.2 metres from 3 metres due to the projection of the underground garage above-ground. (The building containing residential units continues to respect the 3 metre setback requirement.)
- Reduce the rear yard setback to 8.2 metres from 10 metres for a length of 52.5 metres due to the projection of the underground garage above-ground.
- Reduce the minimum width of a landscaped area abutting the rear lot line to 8.2 metres for a length of 52.5 metres due to the projection of the underground garage above-ground.
- Increase the maximum permitted building height from 0 metres to 1.8 metres within Area F for the portion of the underground parking garage that projects above-ground.
- Remove the requirement for a 1.5 metre setback above the 4th storey on Building 2 (21-storey building).
- Remove the requirement for a 1.5 metre setback above the fourth 4th storey for part of the high-rise portion of Building 1 (12-storey building) and permit the provided 1.5 setback to be located above the 6th storey whereas it is currently required to be provided above the 4th storey.
- Increase the maximum permitted height from 11 metres to 11.5 metres within Area D due to the grading on the site. This portion of the building continues to respect the 3-storey maximum permitted height.
- Decrease the minimum tower separation to 17 metres from 19 metres at the closest point between towers. The reduced tower separation will apply for only a portion of the interface of the two towers, increasing as you get closer to Hazeldean Road.
- Increase the maximum permitted projection of ornamental elements such as sills, belt courses, cornices, parapets and pilasters to 1 metre for Building 1 and 2.2 metres for Building 2, whereas Section 65 of the Zoning By-law permits a maximum projection of 0.6 metres.
- Increase the maximum permitted driveway width for a double traffic lane accessing more than 20 parking spaces to 16.0 metres from 6.7 metres.
Current zoning
Site plan control application
A site plan control application has also been submitted. The revised development proposes to include 457 residential units (248 units in the 12-storey Building 1 and 209 units in the 21-storey Building 2). The development will provide 461 residential parking spaces, 92 visitor parking spaces and 462 bicycle parking within the parking garage and in surface parking areas.
Proposed site plan
Proposed landscaping plan
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.
The Minor Zoning By-law Amendment will be considered under the City’s new Staff delegated authority for Minor Zoning By-law Amendments, and does not require committee or council approval. Councillors have the ability to remove delegated authority.
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. Please note that issues such as building height or building use (residential versus commercial, ownership versus rental, etc.) are not a part of a site plan review.
For additional information or to provide your comments contact planner Kimberley Baldwin at 613-580-2424, ext. 23032 or Kimberley.Baldwin@ottawa.ca. Please quote File Nos. D02-02-25-0063 and D07-12-25-0121 in the subject line. You can copy Councillor Glen at glen.gower@ottawa.ca.
Please provide comments by December 15, 2025. Comments received after this date will be accepted and considered, however, may not be reflected in the staff report.
