A Montreal-based developer wants to build a new multi-residential project in Stittsville that would include more than 400 apartments but fewer parking spaces than current zoning rules mandate.
Devmont’s proposal for 6310 Hazeldean Rd. would be anchored by a building on the east end of the site with components of various heights culminating in a 25-storey highrise on the northeast portion of the property. The other sections would be three and seven storeys.
An L-shaped building on the west side of the property would transition from three storeys in the southwest corner to six storeys in the northwest, with a nine-storey section in the middle.
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The proposed development would include a total of 431 rental apartment units ranging from one- to three-bedroom suites. A total of 389 parking spaces would be provided for residents along with 86 spots for visitors, split between underground and surface lots.
Current zoning bylaws limit buildings to a maximum of 15 metres, or five storeys, on the site. The developer is asking for an amendment to allow for greater heights as well as fewer residential parking spots than the 517 that are required under current zoning rules.
In a document prepared by planning consultant Fotenn, Devmont argues that since some tenants are likely to be remote workers as well as recent post-secondary graduates, “modest-income residents” and seniors who might not own cars, the amount of parking provided in the current proposal should suffice.
“Regardless of personal vehicle ownership status, all residents in the development will benefit from the ability to meet daily needs within walking distance of the subject property, particularly groceries, fitness facilities, and other services,” the application says.
“Additionally, rates of private vehicle ownership are generally anticipated to fall over time for many demographic profiles, due to affordability considerations, personal preferences, and improved transit services.”
The plan is a revised version of an earlier development application Devmont submitted in April 2022.
That proposal called for three nine-storey buildings with a total of 317 residential units. One building was slated only for residential use, while the other two would have been mixed-use buildings with nearly 23,000 square feet of ground-floor commercial space, with residential units above.
However, the city’s urban design review panel recommended a series of changes to the proposal, including that two of the buildings be merged and that amenity space for residents be improved. The panel also questioned the viability of the retail component.
Under the new design, the buildings have been re-aligned so that the highest densities are concentrated on the northeast portion of the property facing Hazeldean Road. The developer says the revamped plan offers more “visual interest” and allows for “greater sunlight penetration for the amenity space and neighbouring properties.”
The plan also provides more “communal gathering and leisure space,” the application says, including a “vital gathering space and outdoor area for residents, which the (urban design panel) identified as a missing element of the original design.”
The proposal notes that the panel expressed “significant concerns about viability of commercial spaces on the property.” The developer added that the additional parking spots required for retailers and their customers would have created “additional pressure” to use space that can now be devoted to “landscaping and building functions.”
“Ample commercial tenancies are available within walking distance on the north side of Hazeldean Road, offering shops and services to meet daily needs, including a grocery store, fitness club, dry cleaner, physiotherapy clinic, and fast-food outlets,” the document says.
