Committee of Adjustment
Comité de dérogation
DECISION CONSENT/SEVERANCE AND MINOR VARIANCE
May 29, 2026
Panel:
3 - Rural
Files:
D08-01-26/B-00074 D08-02-26/A-00043
Applications:
Consent under section 53 of the Planning Act Minor variance under section 45 of the Planning Act
Applicant:
Richcraft Homes
Property Address:
815 Roger Griffiths Avenue
Ward:
6 - Stittsville
Legal Description
Block 1, Plan 4M-1675
Zoning (By-law 2008-250):
LC
Zoning (By-law 2026-50):
NMV1
Heard:
May 19, 2026, in person and by videoconference
APPLICANT’S PROPOSAL AND PURPOSE OF THE APPLICATIONS
1The Applicant wants to sever the property into two lots to build two three-storey apartment buildings on one lot and six stacked townhouse blocks on the other lot, as shown on the plans submitted to the Committee.
CONSENT REQUIRED
2The Applicant seeks the Committee’s consent to sever land. The property is shown as Parts 1 and 2 on a draft reference plan filed with the applications, and the separate parcels will be as follows:
Table 1 Proposed Parcels
File No.
Frontage
Depth
Area
Part
Building
B-00074
79.35 m
106.2 m
8,760.9 m2
2
Stacked townhouse blocks
Retained
43.63 m
106.7 m
5,916.3 m2
1
Apartment buildings
3The proposal also requires a minor variance to the zoning requirements.
REQUESTED VARIANCE
4The Applicant requests that the Committee authorize a minor variance from the Zoning By-law 2008-250:
a) To permit an increased building height of 14.5 metres for two three-storey apartment buildings, whereas the By-law permits a maximum building height of 12.5 metres.
5The property is the subject of a site plan control application (File No. D07-12-25-0108) under the Planning Act.
6For the purposes of the transition and continuation provisions of Zoning By-law 2026-50, these applications were deemed complete on April 2, 2026.
PUBLIC HEARING
Oral Submissions Summary
5Kenneth Blouin, agent for the Applicant, Scott Alain, also representing the Applicant, and City Planner Liam White were present.
6The Panel Chair noted that the Committee had received written comments from area resident P. Patel that highlighted objections to the proposal in general, but none that directly related to the proposed severance or increased building height.
DECISION AND REASONS OF THE COMMITTEE
Consent Application: GRANTED
Minor Variance Application: GRANTED
Consent Application Must Satisfy Statutory Tests
7Under the Planning Act, the Committee has the power to grant a consent if it is satisfied that a plan of subdivision of the land is not necessary for the proper and orderly development of the municipality. Also, the Committee must be satisfied that an application is consistent with the Provincial Planning Statement, 2024, and has regard for matters of provincial interest under section 2 of the Act, as well as the following criteria set out in subsection 51(24):
Criteria
(24) In considering a draft plan of subdivision, regard shall be had, among other matters, to the health, safety, convenience, accessibility for persons with disabilities and welfare of the present and future inhabitants of the municipality and to,
a) the effect of development of the proposed subdivision on matters of provincial interest as referred to in section 2;
b) whether the proposed subdivision is premature or in the public interest;
c) whether the plan conforms to the official plan and adjacent plans of subdivision, if any;
d) the suitability of the land for the purposes for which it is to be subdivided;
d.1) if any affordable housing units are being proposed, the suitability of the proposed units for affordable housing;
e) the number, width, location and proposed grades and elevations of highways, and the adequacy of them, and the highways linking the highways in the proposed subdivision with the established highway system in the vicinity and the adequacy of them;
f) the dimensions and shapes of the proposed lots;
g) the restrictions or proposed restrictions, if any, on the land proposed to be subdivided or the buildings and structures proposed to be erected on it and the restrictions, if any, on adjoining land;
h) conservation of natural resources and flood control;
i) the adequacy of utilities and municipal services;
j) the adequacy of school sites;
k) the area of land, if any, within the proposed subdivision that, exclusive of highways, is to be conveyed or dedicated for public purposes;
l) the extent to which the plan’s design optimizes the available supply, means of supplying, efficient use and conservation of energy; and
m) the interrelationship between the design of the proposed plan of subdivision and site plan control matters relating to any development on the land, if the land is also located within a site plan control area designated under subsection 41 (2) of this Act or subsection 114 (2) of the City of Toronto Act, 2006. 1994, c. 23, s. 30; 2001, c. 32, s. 31 (2); 2006, c. 23, s. 22 (3, 4); 2016, c. 25, Sched. 4, s. 8 (2).
Minor Variance Application Must Satisfy Statutory Four-Part Test
8The Committee has the power to authorize a minor variance from the provisions of the Zoning By-law if, in its opinion, the application meets all four requirements under subsection 45(1) of the Planning Act. It requires consideration of whether the variance is minor, is desirable for the appropriate development or use of the land, building or structure, and whether the general intent and purpose of the Official Plan and the Zoning By-law are maintained.
Evidence
9Evidence considered by the Committee included all oral submissions made at the hearing, as highlighted above, and the following written submissions held on file with the Secretary-Treasurer and available from the Committee Coordinator upon request:
Applications and supporting documents, including cover letter, plans, photo of the posted sign, and a sign posting declaration.
City planning report received May 13, 2026, with no concerns.
Mississippi Valley Conservation Authority email received May 12, 2026, with no objections.
Hydro Ottawa email received May 13, 2026, with comments.
P. Patel, resident, email dated May 19, 2026, opposed.
Effect of Submissions on Decision
10In reaching its decision, the Committee reviewed all written and oral submissions and granted the applications.
11The Committee notes that the City’s planning report raises “no concerns” regarding the applications, subject to the requested conditions agreed to by the Applicant’s agent.
12Based on the evidence, the Committee is satisfied that the proposal is consistent with the Provincial Planning Statement, 2024, which aims to promote housing development and the maintenance of vibrant communities; to provide infrastructure and public services efficiently while meeting projected needs; to ensure the rational use and management of resources; and to protect public health and safety.
13The Committee is also satisfied that the proposal adequately addresses matters of provincial interest, including the orderly development of safe and healthy communities, the appropriate location of growth and development, and the protection of public health and safety.
14Additionally, the Committee is satisfied that a plan of subdivision of the land is not necessary for the proper and orderly development of the municipality.
15Moreover, the Committee is satisfied that the proposal has adequate regard for the criteria specified under subsection 51(24) of the Planning Act and is in the public interest.
16Based on the evidence, the Committee is also satisfied that the requested variance meets all four requirements under subsection 45(1) of the Planning Act.
17The Committee also notes that no compelling evidence was presented to show that the requested variances would have unacceptable negative impacts on neighbouring properties.
18Considering the circumstances, the Committee finds that, because the proposal fits well in the area, the requested variance is, from a planning and public interest point of view, desirable for the appropriate development or use of the land, building or structure on the property, and relative to the neighbouring lands.
19The Committee also finds that the requested variance maintains the general intent and purpose of the Official Plan because the proposal respects the character of the neighbourhood and contributes new housing development in the urban area, close to a range of community services and amenities.
20In addition, the Committee finds that the requested variance maintains the general intent and purpose of the Zoning By-law because the proposal represents orderly development that is compatible with the surrounding area.
21Moreover, the Committee finds that the requested variance is minor because it will not create any unacceptable adverse impact on abutting properties or the neighbourhood in general.
22THE COMMITTEE OF ADJUSTMENT ORDERS that the consent application is granted and the provisional consent is to be given, subject to the conditions set out in Appendix A to this decision.
23THE COMMITTEE OF ADJUSTMENT ALSO ORDERS that the minor variance application is granted and the variance to the zoning regulations is authorized, subject to the location and size of the proposed construction complying with the plans submitted to the Committee of Adjustment on March 26, 2026, as they relate to the requested variance.
“Terence Otto”
TERENCE OTTO
VICE-CHAIR
“Gary Duncan”
GARY DUNCAN
MEMBER
"Beth Henderson"
BETH HENDERSON
MEMBER
"Martin Vervoort"
MARTIN VERVOORT
MEMBER
"Jocelyn Chandler"
JOCELYN CHANDLER
MEMBER
I certify this is a true copy of the decision of the Ottawa Committee of Adjustment, dated May 29, 2026
“Michel Bellemare” MICHEL BELLEMARE SECRETARY-TREASURER
NOTICE OF RIGHT TO APPEAL
To appeal this decision to the Ontario Land Tribunal (OLT), a completed appeal form and the filing fee must be submitted via one of the below options and must be received no later than 3:00 p.m. on June 18, 2026.
OLT E-FILE SERVICE – An appeal can be filed online through the E-File Portal . First-time users will need to register for a My Ontario Account. Select [Ottawa (City): Committee of Adjustment] as the Approval Authority. To complete the appeal, fill in all the required fields and provide the filing fee by credit card.
BY EMAIL - Appeal packages can be submitted by email to cofa@ottawa.ca. The appeal form is available on the OLT website at Forms | Ontario Land Tribunal. Please indicate on the appeal form that payment will be made by credit card.
IN PERSON – Appeal packages can be delivered to the Secretary-Treasurer, Committee of Adjustment, 101 Centrepointe Drive, 4th floor, Ottawa, Ontario, K2G 5K7. The appeal form is available on the OLT website at Forms | Ontario Land Tribunal. In person payment can be made by certified cheque or money order made payable to the Ontario Minister of Finance, or by credit card. Please indicate on the appeal form if you wish to pay by credit card.
Please note only one of the above options needs to be completed. If your preferred method of appeal is not available at the time of filing, the appeal must be filed with one of the other two options.
The Ontario Land Tribunal has established a filing fee of $400.00 per type of application with an additional filing fee of $25.00 for each secondary application.
Only the applicant, the Minister or a specified person or public body that has an interest in the matter may appeal the decision to the Ontario Land Tribunal. A “specified person” does not include an individual or a community association.
There are no provisions for the Committee of Adjustment or the Ontario Land Tribunal to extend the statutory deadline to file an appeal. If the deadline is not met, the OLT does not have the authority to hold a hearing to consider your appeal.
If you have any questions about the appeal process, please visit File an Appeal | Ontario Land Tribunal
NOTICE TO APPLICANT(S)
Should a Development Agreement be required, such request should be initiated 30 working days prior to lapsing date of the consent and should include all required documentation including that related to transfers, easements, and postponements, and all approved technical studies. If you do not fulfill the conditions of provisional consent within the two-year period, the Planning Act provides that your application “shall be deemed to be refused”.
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APPENDIX A
- That the Owner(s) provide a servicing plan or other proof, to the satisfaction of the Manager of Development Review All Wards Branch within Planning, Development and Building Services Department, or their designate, that each existing building and/or unit on the severed and retained parcels has its own independent water, sanitary and sewer connection, as appropriate, that are directly connected to City infrastructure and do not cross the proposed severance line.
If the services are shared, and there is sufficient justification for the service locations to remain, the Owner(s) may be required to obtain all necessary approvals from the Ontario Ministry of Environment, Conservation and Parks, the approval of the Committee to grant easement(s) for access and maintenance of the services, and/or to register on title, a Joint Use and Maintenance Agreement, between the Owners of the services, which shall be at their own costs. That the Owner(s) satisfy the requirements of Hydro Ottawa with respect to the provision of a Common Elements Agreement to provide each property with mutual access, maintenance and cost sharing responsibilities for the electrical supplies.
That the Owner(s) submit to the Committee a copy of a deposited reference plan that conforms substantially to the draft reference plan or sketch submitted with the application(s), to the satisfaction of the Secretary-Treasurer of the Committee of Adjustment or their designate. The frontage and area of the severed land must be indicated on the plan or in a surveyor’s certificate.
That the Owner(s) submit a request for municipal addresses for each parcel, including a copy of the deposited reference plan and any relevant development information, as required, to be assigned by the City, to the satisfaction of the Chief Building Official, or their designate. Confirmation of the assigned municipal addresses shall be provided in writing from Municipal Addressing, Building Code Services, to the Committee.
Once all the above conditions have been fulfilled, that the Owner(s) have an Ontario lawyer in good standing, submit to the Committee to the satisfaction of the Secretary-Treasurer of the Committee of Adjustment or their designate:
a) A draft Certificate of Official indicating the type of transaction(s) for which provisional consent is given and including a full description of the land that is the subject of the consent.
b) A copy of the “electronic registration in preparation documents” for the transactions(s) for which provisional consent is given.