Committee of Adjustment
Comité de dérogation
DECISION CONSENT/SEVERANCE
Date of Decision: June 12, 2026
Panel: 2 - Suburban
Files: D08-01-25/B-00293 to D08-01-25/B-00295
Application: Consent under section 53 of the Planning Act
Applicant: 11182765 Canada Inc.
Property Address: 320 Lees Avenue
Ward: 12 - Rideau-Vanier
Legal Description: Part of Lot F, Concession D (Rideau Front), Geographic Township of Nepean
Zoning (By-law 2008-250): TD2 [2745] S449
Zoning (By-law 2026-50): H2 [2745] S449
Heard: June 2, 2026, in person and by videoconference
APPLICANT’S PROPOSAL AND PURPOSE OF THE APPLICATIONS
1The Applicant wants to sever the property into four lots to build four mixed-use high-rise buildings (Towers A, B, C and D) on three of the lots and to transfer a fourth lot to the City for use as parkland, as indicated on the plans submitted to the Committee.
CONSENT REQUIRED
2The Applicant seeks the Committee’s consent to sever land and to establish easements. The property is shown as Parts 1 to 6 and 8 to 25 on a draft reference plan submitted along with the applications, and the separate parcels will be as follows:
Table 1 Proposed Parcels
| File No. | Frontage (m) | Depth (m) | Area (m2) | Part No. | Building |
|---|---|---|---|---|---|
| B-00293 | 96.4 | Irregular | 6,263.3 | 1, 2, 3, 8, 9, 10, 11, 25 | Proposed 28-storey mixed-use building (Tower A) |
| B-00294 | None | Irregular | 7,795.4 | 4, 5, 13, 17, 18, 19, 22 | Proposed 28-storey mixed-use building (Tower B) |
| B-00295 | 37.1 | Irregular | 2,295.8 | 15, 20, 23 | Vacant (to be transferred to the City for parkland) |
| Retained | 76.5 | Irregular | 11,476.6 | 6, 12, 14, 16, 21, 24 | Proposed 32-storey mixed-use buildings (Towers D and E) |
3It is proposed to establish easements as follows:
D08-01-25/B-00293, Tower A
Over Parts 2 and 8 in favour of Parts 4, 5, 13, 17, 18, 19, and 22 and Parts 6, 12, 14, 16, 21, and 24 for servicing.
Over Parts 2, 3, 8 and 9 in favour of Parts 4, 5, 13, 17, 18, 19, and 22 and Parts 6, 12, 14, 16, 21, and 24 for vehicular access.
Over Parts 3 and 10 in favour of Parts 4, 5, 13, 17, 18, 19, and 22 and Parts 6, 12, 14, 16, 21, 24 for a service corridor.
D08-01-25/B-00294, Tower B
Over Parts 13 and 22 in favour of Parts 6, 12, 14, 16, 21, and 24 for access to a waterline.
Over Part 18 in favour of Parts 1, 2, 3, 8, 9, 10, 11, and 25 and Parts 6, 12, 14, 16, 21, and 24 for a service corridor.
PUBLIC HEARING
Oral Submissions Summary
4Timothy Beed, the Applicant’s agent, gave a presentation accompanied by slides; a copy of the slides is available upon request from the coordinator. In response to questions from the Panel, Mr. Beed confirmed that the property is considered one lot for zoning purposes.
5He also confirmed the application needed to be amended as follows, to add an easement over Part 3, for vehicular access.
Over Parts 2, 3, 8 and 9 in favour of Parts 4, 5, 13, 17, 18, 19, and 22 and Parts 6, 12, 14, 16, 21, and 24 for vehicular access.
6As no objections were raised, the application was amended accordingly.
7Mr. Beed further confirmed that he accepted the revised wording of the requested road widening condition. City Planner Spencer Mulvaney confirmed he had no concerns with the application and that the revised wording for the road widening condition was satisfactory.
8Following the public hearing, the Committee reserved its decision.
DECISION AND REASONS OF THE COMMITTEE: APPLICATIONS GRANTED AS AMENDED
Applications Must Satisfy Statutory Tests
9Under 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).
Evidence
10Evidence 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 a cover letter, parcel abstracts, plans, tree information, photo of the posted sign, and a sign posting declaration.
City Planning Report received May 28, 2026, with no concerns; revised received June 1, 2026, with no concerns.
Rideau Valley Conservation Authority email dated May 25, 2026, with no objections.
Hydro Ottawa email dated May 27, 2026, with comments.
Effect of Submissions on Decision
11The Committee considered all written and oral submissions relating to the applications in making its decision and granted the applications.
12The 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.
13Based on the evidence, the Committee is satisfied that the proposal is consistent with the Provincial Planning Statement, 2024, that promotes building homes, sustaining strong communities; providing infrastructure and public service facilities in an efficient manner while accommodating projected needs; the wise use and management of resources; and, protecting public health and safety.
14The Committee is also satisfied that the proposal has adequate regard to 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.
15Additionally, the Committee is satisfied that a plan of subdivision of the land is not necessary for the proper and orderly development of the municipality.
16Moreover, 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.
17THE COMMITTEE OF ADJUSTMENT ORDERS that the applications are granted and the provisional consent is to be given, subject to the conditions set out in Appendix A to this decision.
"Fabian Poulin" FABIAN POULIN VICE-CHAIR
Absent JAY BALTZ MEMBER
"George Barrett" GEORGE BARRETT MEMBER
"Heather MacLean" HEATHER MACLEAN MEMBER
"Julianne Wright" JULIANNE WRIGHT MEMBER
I certify this is a true copy of the decision of the Ottawa Committee of Adjustment, dated June 12, 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 July 2, 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
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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Committee of Adjustment City of Ottawa Ottawa.ca/CommitteeofAdjustment cofa@ottawa.ca 613-580-2436
Comité de dérogation Ville d’Ottawa Ottawa.ca/Comitedederogation cded@ottawa.ca 613-580-2436
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.
The Owner(s) may be required to enter into a Development Agreement with the City, at the expense of the Owner(s), to cover these required items as well as all engineering, administrative and financial matters. The Committee shall be provided a copy of the Agreement and written confirmation from City Legal Services that it has been registered on title.
- Pursuant to clause 51 (25) (c) of the Planning Act and Schedule C16 of the City’s Official Plan, the Owner conveys to the City, at no cost to the City, an unencumbered road widening across the complete Lees Avenue frontage of the lands, measuring up to a maximum of 13 metres from the existing centerline of pavement/the abutting right-of-way, if deemed necessary by the Manager of Development Review All Wards Branch within Planning, Development and Building Services Department, or their designate once the legal survey has been received. The exact widening must be determined by legal survey.
Where the road widening would encroach on the approved above and below grade portions of the buildings, the road widening would be reduced to accommodate the approved building dimensions established under the approved Site Plan Control Agreement for the lands.
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.
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.