Baseline development controversy

Good morning!

It is really starting to feel like fall outside, but strangely, I still have flowers growing in my baskets. I think this is the longest my gardening has ever gone before being destroyed by frost. But that is expected to change soon as more regular fall weather and lots of rain are in the forecast over the weekend. 

It seems city hall is busier these days than ever. With Lansdowne expected to go before a final vote on Nov. 7, there has been lots of talk about the future of the sports teams if new facilities are built or not. We are also starting to get a better idea of where councillors' headspace are and if they plan to vote yes or no. 

Speaking of controversial, we have another development story today on a Baseline Road project that is over double the height of any other high-rise buildings in the area. Qualicum-Graham Park residents are asking for a project that better fits with the existing community, but the area councillor says that probably won't happen. 

Let’s get to it!

— Charlie Senack, Ottawa Lookout managing editor, [email protected], X: @Charlie_Senack

If you find this newsletter valuable, please consider forwarding it to your friends. New to the Lookout? Sign up for free.

WEATHER

Wednesday: 10 🌡️ 2 | ☀️ 

Thursday: 8 🌡️ 2 | 🌧️

Friday: 8 🌡️ 3 | 🌧️

(The rain might hopefully break briefly in time for trick-or-treating on Halloween 🎃)

DEVELOPMENT

Qualicum community opposes height of proposed Brigil development on Baseline

Read the story online here.

Ottawa’s west end could soon rise skyward, but the development plans are meeting some local resistance. 

Brigil Developments has been modifying its plan for three sky-high towers at 2946 Baseline Road, near the Queensway Carleton Hospital. For some locals, though, the project still raises concerns.

While initial plans saw the tallest of the buildings at 32-storeys, an updated version now has it listed at 30 storeys. Also slightly down is the number of new units — 871 instead of 878. 

Brigil has also committed to including more balconies and creating an improved green space, and has reconfigured the layout that staggers the towers instead of joining them in an L-shape.

But it is still drawing criticism from the Qualicum-Graham Park neighbourhood located across from the site. 

Andrew Bailes lives a few hundred metres from Baseline Road and said the proposed height is just too much. Up until recently, the maximum height allowed was eight storeys; almost all the homes in the neighbourhood are bungalows or two-storey residences. 

“A lot of people have moved to this area of town because it's away from downtown and it's away from these types of high rises,” said Bailes. “We don't see why we should have to when the maximum zoning right now is much less.”

“There is nothing that's 30 storeys until you get to Preston Street if you're going downtown, and Preston Street as the crow flies, is three-quarters of the way to downtown from here,” he continued. “This, meanwhile, is a suburban neighbourhood.”

This is not the first time the Qualicum community has put up this fight; two Brigil towers have been built next door in recent years, but they each stand at 14 storeys.

The file goes back over a decade, with Brigil first proposing a four-tower development for the site in 2011. Over the next few years revisions were made, and in 2014, Ottawa’s planning and housing committee approved three buildings at 10, 13 and 16 storeys for the site. 

The plans were supported by then-College Ward Coun. Rick Chiarelli, who said the community "achieved significant gains” by reducing the number of units and adding more parking. 

In 2023, zoning regulations required one parking spot for each residential unit, or a total of 700 spaces for the three proposed buildings. Brigil’s plan called for just 232 residential parking spaces, or one for every three units.

The developer argued parking space requirements created  “significant environmental, economic, and social harms” that would drive up costs for the development and its future tenants. 

That parking debate has resurfaced. 

“They are planning less than half a parking spot per resident. There's no way you can live here without a car; rapid transit won't happen for years from now,” said Bailes. “The buses are not great by a long stretch. You can't do anything here by walking. And what that means is overflow parking is going to be on our roads.”

The closest grocery stores to the proposed development can be found at either College Square or Bells Corners. Besides that, the only other closest shopping destinations are Pinecrest Mall — a 35-minute walk — or Bayshore Shopping Centre, which is a 40-minute walk across busy lanes of traffic. 

A Dollarama, pharmacy, and Indian restaurant are currently part of a strip mall that would be torn down to make way for the development. While there is some ground-floor retail space in the existing Brigil building, the anchor space has been left vacant for the last three years. 

Bailes said they were promised a grocery store would go in there, but that there has been no interest due to the lack of parking. 

Local councillor agrees with transit concerns 

College Ward Coun. Laine Johnson called it a “fairly unique development” and said she understands the residents’ concerns around transit.

“This building is proposed along the Baseline Rapid Transit corridor, and that leg of it is not in the priority network under the new Transportation Master Plan, so probably won't see action before 2046,” Johnson told the Lookout. 

“It's one of the challenges that cities have where you get development changes from density that help to build the infrastructure that supports that density,” the councillor added. “So it ends up being this chicken-or-egg situation with a lot of the ways that cities have to fund.”

To try and help move things along, Johnson said she plans on raising those concerns with transit services staff. There are also some bus stop improvements planned for that stretch of Baseline that Johnson said she hopes can become a bigger priority. 

When it comes to the height of the buildings, Johnson said she believes it will be passed by council because if the issue were ever brought before the Ontario Land Tribunal in the future, the OLT would say it is an excellent site for such density. Part of the reason why the City has recently updated its Official Plan is to better align with provincial regulations that support developers. 

Still, Bailes said he knows of at least 50 people who have written to the city opposing the project. For example, a neighbourhood Facebook group of residents against the towers has also climbed to over 180 members in 10 days. 

There have also been door-to-door canvasses by local residents, which have not resulted in a single person saying they are in favour of the development, said Bailes.

“We understand that this is a site that's going to be developed. We just want Brigil to put in an application that looks more sensible,” he said. “The application fundamentally breaks some basic rules of planning.”

Comments on the project have now closed, and the application will go to the planning and housing committee and then to council by the end of the year. 

THE OTTAWA NUMBER

2.5 million

💰 That’s how much Franklin Holtforster and his family are donating to the Ottawa Foodbank, the agency's largest donation ever. The Ottawa Food Bank reported over 560,000 visits to the 90 organizations it worked with last year. Read more. [CTV]

THE AGENDA

🌳 When Stage 2 of light rail fully opens, there will no longer be a need for the transitway between Baseline Station and Tunney’s Pasture. It will be decommissioned and turned into greenspace, but the Woodpark Community Association is calling for a bolder version. Read more. [Kitchissippi Times]

🧠 A new drug that treats symptoms of Alzheimer’s could be available to some Ottawa patients within a matter of months. Read more. [Ottawa Citizen]

🛡️ Ottawa and Gatineau want to make the national capital region “Canada’s Defence Innovation Hub”, aligning with the federal government’s plans to boost defence spending over the next 10 years. Read more. [CTV]

🚓 Ottawa police officers laid 16 road charges in a matter of hours on Saturday using automated licence plate recognition (ALPR) software. Read more. [CityNews]

🏈 The Ottawa Sports and Entertainment Group (OSEG) is aiming to highlight the accessibility challenges at the current Civic Centre arena at TD Place, which advocates say will be remedied through the Lansdowne 2.0 project. Read more. [CTV]

⚖️ Two Ottawa lawyers are criticizing the federal bail reform bill, calling it a “knee-jerk reaction” that will not actually address the challenges facing the court system. Read more. [Ottawa Citizen]

🅿️ Paid parking continues to be a concern in Westboro and Wellington West. Businesses say it is impacting sales, but the city says it’s working to open up more places to park. Read more. [Kitchissippi Times]

🚨 Data from the City of Ottawa showed that paramedics have responded to an increased number of overdose incidents in Centretown since the closure of the supervised consumption site at the Somerset West Community Health Centre. Read more. [CTV]

🗳️ In provincial news, Ontario Premier Doug Ford is planning to scrap fixed election dates, calling them a “fake law.” Instead, elections would need to be held every five years. Proposed changes also include campaign donation amounts. Read more. [Global]

🚈 O-Train service in Ottawa’s east end has resumed after an issue with the ventilation system at St. Laurent Station disrupted service on Tuesday. Read more. [Ottawa Citizen]

HOME OF THE WEEK SPONSORED BY ENGEL & VÖLKERS OTTAWA

This exquisite custom-built residence by Cartesian Homes in Alta Vista is a refined blend of modern architectural and timeless elevated design. From the moment you arrive, you're welcomed by a dramatic 16-foot foyer, setting the tone for the elegance and volume that defines the home. Just off the entry, a beautifully finished powder room and a spacious main-floor office offer a perfect balance of luxury and functionality for everyday living.

The home unfolds into a grand open-concept living space, where 14-foot ceilings and striking clerestory windows create a breathtaking sense of light and scale. You won't find another like it.

Today's Home of the Week, powered by Engel & Völkers Ottawa. Follow Your Dream, Home. Discover more at ottawa.evrealestate.com

OTTAWA ARTS GUIDE

Art

National Capital Artists is back, featuring 70+ local Ottawa artisans with handcrafted creations. The events are free to attend at Sir Wilfrid Laurier Secondary School, Orleans.  1515 Tenth Line Road, from 10 am to 4 pm on Nov 1-2. Get all the info. [Sponsored]

Are haunted houses art? In the case of Studio B Horror, then yes. A reviewer at Apt613 called it “American Horror Story meets deranged atypical psychological film.” Sounds fun! You can catch it at 2935 Conroy Rd. with tickets costing $28. 

If you’ve got an art lover in your life, then the OAG Art + Parcel art sale is for you, with art purchasable for under $1,000, including ceramics, prints, jewelry and more. On now until Jan. 11.  

If you’re looking to be inspired by artists, then check the free Artist Talk Series from the Ottawa School of Art on Nov. 20. Three artists will do a quick 15-minute presentation followed by a 10-minute Q/A.

Landfall, a photo exhibit by Ottawa-based artist Ava Margueritte at The Shenkman Arts Centre ends on Nov. 2. The exhibit explores health, personal identity and connection to nature. 

Performance

If you like Led Zeppelin, then you won’t want to miss Jason Bonham’s Led Zeppelin Evening, showcasing many of the band's greatest hits. The show is on Nov. 4, but a warning, tickets start at $192! Grab them here.

Drummer and singer/songwriter Lara Klaus blends Afro-Brazilian percussion with contemporary soul-pop on Nov. 8. Tickets $25. 

Gladstone Theatre is putting on the play Babette’s Feast from Nov. 6-15, a 19th-century story about a refugee named Babette. Tickets $42.

Movies 

The 40th Annual European Union Film Festival is on from Nov. 14-29 at the Ottawa Art Gallery, with one film from each EU member country. Tickets are $15, with a six-pack costing $65.

Over at ByTowne Cinema, you can catch Richard Linklater’s newest film Blue Moon, and a bunch of horror films, including the cult classic Hausu, Halloween, and A Nightmare on Elm Street Part 2: Freddy’s Revenge. 

Music

Talia Aoude brings a Halloween soul revival to Rainbow Bistro on 29 October.  Ottawa’s unapologetic soul siren channels the dark and divine through soul and jazz. Tickets $20.

Lennie Gallant shares East Coast stories at Red Bird on 31 October. His songs have been described as "true slices of life delivered with a poet's flair and a rugged emotional sensibility". Tickets $59.

The Gruesomes resurrects garage punk at House of Targ on 1 November. The Montreal legends show their enduring underground legacy with fuzz-driven riffs, snotty vocals, and R&B swagger. Tickets $25.

LEAHY plays the National Arts Centre on 1 November. The group combines vocals, piano, fiddle, button accordion, and more to push their sound from Celtic to the edge of folk-rock. Tickets $41.

F!TH rocks the 27 Club on 1 November. The band headlines a stacked evening of post-hardcore, bringing the intensity that defines their growing underground following. Tickets $19.

Listings for music shows are provided by Ottawa Gigs, the best place to discover live music in Ottawa. Check out Ottawagigs.ca for full listings across the city. 

LANSDOWNE SERIES

PWHL says Lansdowne 2.0 project a ‘step back’

Read the story online here.

The next few days will be a telling time for whether Lansdowne 2.0 will pass, as it reaches its first step: the Finance and Corporate Services Committee. 

With so much interest in the highly controversial file, three days have been allocated for public delegation, and at least 65 people have signed up to speak, including developers, community association members, a former police chief, and former Ottawa Mayor Jim Durrell. 

Meanwhile, Mayor Mark Sutcliffe has been wasting no time putting out daily positive messages on the Lansdowne file. He is sticking to his talking points of the final cost being lower than expected, revenue from air rights being higher than expected, and funding for affordable housing increasing to $14.4 million. 

But questions are now being raised about what could happen to some of Ottawa’s sports teams if smaller facilities are built. The Ottawa Charge Women’s Hockey Team, as an example, would have only about 5,850 seats – roughly 3,000 less than the current.

The PWHL is calling Lansdowne 2.0 “a huge step back,” and said they would consider leaving Ottawa if the new arena is no longer viable. 

“It puts our league and our team in a position to really not thrive,” Amy Scheer, the league’s executive vice president of business operations, told CBC. “It's a huge step back in terms of having an opportunity for our fans to see our team play. You know, 3,000 less fans a game is a significant hit … it's not a financial model that makes any kind of sense.”

Barrhaven East Coun. Wilson Lo said he is not too worried about the sports teams leaving. But what he is worried about is the long-term financial benefits of Lansdowne 2.0 coming to fruition. 

“I'm actually okay with the built form that's proposed. I think staff did their work to analyze what the average size of an arena is,” he told the Lookout. “To my knowledge, each extra ring of seats would cost a lot more. What is interesting to me is that when the PWH agreed to locate in Ottawa, the Lansdowne Project was already active. Information about a smaller arena was already out there.”

Those sentiments were also shared by Mayor Sutcliffe who said he felt the PWHL’s comments were a negotiating tactic for a new lease with OSEG.

But Lo still plans to vote no to the project. “I can't put myself past the financial risk,” he said. 

There is also the worry of whether the Redblacks will leave town. It is a situation that has happened before. The Ottawa Roughriders folded in 1996 due to financial struggles and declining attendance. A similar instance happened a decade later when the Ottawa Renegades suspended operations in 2006 after never making the playoffs. 

Ottawa Sports and Entertainment Group is adamant the team will stay. And if Lansdowne 2.0 does go through, the franchise would need to operate through to 2075. 

But Capital Ward Coun. Shawn Menard is not convinced. He said a firm commitment is needed on paper. 

“If they’re committed to receiving funding from the City of Ottawa, from taxpayers here, then they should be committed to keeping those teams in Ottawa for the long term,” he told CBC. 

The vote tracker

As councillors prepare for the final vote on Nov. 7, many have been providing a window into if they support Lansdowne 2.0 or not. Bookmark our vote tracking page to keep updated on the changes.

Yes votes

David Hill: The Barrhaven West councillor has confirmed on social media that he is in support of Lansdowne 2.0 and has made multiple posts stating why the existing arena needs to be torn down.

Matthew Luloff: The Orléans councillor confirmed in an interview with the Lookout that he wants to see Lansdowne 2.0 go through so it can attract bigger events such as the Invictus Games. 

Isabelle Skalski: Despite initially saying during this year’s byelection that she would be voting against Lansdowne, the newbie Osgoode councillor confirmed to the Lookout last week that she is now in support of the project after hearing supportive views from city staff. 

Mayor Mark Sutcliffe: Since he was first elected three years ago, Sutcliffe has been adamant that a new Lansdowne would be a good investment for the city. Last Monday, he held a press conference stating the final cost was actually cheaper than expected and that more revenue from air rights would help with the bill. 

Cathy Curry: The Kanata North city councillor has a Lansdowne 2.0 fact page on her website that paints a positive picture of the project. 

Glen Gower: While the Stittsville councillor has not confirmed he will vote in favour of Lansdowne 2.0, comments he’s made have suggested he is in support of the file going through. Gower has noted that money would not be utilized elsewhere if the vote were to fail and that a reduction in seating would be ok since it was done in consultation with experts.  

No votes

Shawn Menard: The Capital Ward councillor has launched various campaigns to try and put a stop to Lansdowne. After the final reports were shared last week, Menard stated that the final costs were higher than what the city was actually saying. 

Jessica Bradley: The Gloucester-Southgate councillor has been consistent with her opposing views to Lansdowne 2.0, and Bradley confirmed in her newsletter this week that she will vote “no” given the failure to improve site access, the removal of amenity space, and the financial aspect. 

Wilson Lo: Despite originally supporting a Lansdowne 2.0 vote in 2024, the Barrhaven East councillor has stated that he had only done so to learn more information and that since then, there has been no positive economic case made for the plans to go ahead.

Sean Devine: The Knoxdale-Merivale councillor recently stated in his newsletter that he does not have confidence in the financial projections – especially after the benefits of Lansdowne 1.0 never fully materialized. 

Theresa Kavanagh: The Bay Ward councillor has confirmed she will be voting “no”. 

Jeff Leiper: The hopeful mayoral candidate and Kitchissippi councillor has regularly opposed the reduction in seating for both the new north-side stands and arena. He also recently criticized Mayor Sutcliffe for hosting a Lansdowne press conference before councillors were able to read the final report. 

Ariel Troster: The Somerset Ward representative has indicated that she would prefer the money were invested in other key areas such as homelessness and transit.

Undecided 

Laine Johnson: The College Ward councillor has said she needs more time to read the final report, but noted she has heard from many College Ward residents who are opposed to the project. 

David Brown: The Rideau Jock representative has many concerns about Lansdowne 2.0 – especially its financials – but is still making up his mind on how to vote. 

Councillors who have not commented on the project

Steve Desroches (Riverside South-Findlay Creek), Allan Hubley (Kanata South), Catherine Kitts (Orléans South-Navan), Tim Tierney (Beacon Hill-Cyrville), Clark Kelly (West Carleton-March), Riley Brockington (River), Rawlson King (Rideau Rockcliffe), Stephanie Plante (Rideau Vanier), Marty Carr (Alta Vista), and Laura Dudas (Orléans West-Innes)

COMMUNITY HIGHLIGHTS

• Ottawa's favourite wine event! Outstanding in their Fields is an evening to sip & sample 100+ Ontario wines, meet winemakers & order on-the-spot. Tickets $55>> [Sponsored]

• This serial venue operator is opening a new music and events venue on Rideau Street in November. [Ottawa Business Journal]

• The NAC orchestra is putting on some spooky shows in honour of Halloween. [NAC]

• Tim Cook, the chief historian at the Canadian War Museum, has died. [CBC]

• From tacos to wood-fired pizza, this self-guided food tour offers a new way to explore the ByWard Market. [Little Miss Ottawa]

• An Ottawa researcher helped to uncover the northern-most rhino species found. [CBC]

OTTAWA GUESSER

IMAGE OF THE DAY

Fall colours of display along Patterson Creek in the Glebe