Experimental Farm - part 1

June 2022
The City of Ottawa has received a Zoning By-law Amendment application to construct three high-rise apartment buildings
ranging in heights of 25 and 29-storeys, with 868 residential units and 2,895 square metres of ground floor commercial
space. A total of 655 parking spaces are proposed throughout underground parking and surface level parking. You are
cordially invited to attend an information meeting on June 28 at 7PM to learn about the proposal at 780 Baseline.
Proposal Details
The site is located on the southwest corner of Baseline Road and Fisher Avenue, in Ward 9 (Knoxdale—Merivale Ward)
across the street from River Ward. The subject property is currently occupied by a large L-shaped commercial strip mall with
a variety of restaurants, medical, and retail stores. The commercial strip mall has a large surface parking lot on the south
portion of the property.
Parking will be provided both below and at grade with the majority of resident parking being provided underground with
visitor and retail parking being provided to the rear of the buildings. Two vehicle accesses points are proposed along Fisher
Avenue and one along Baseline Road (farthest from the intersection). The ground floor of the proposed buildings will include
at grade retail space, amenity areas, and building entrances.
A 700m2 privately owned public space fronting Fisher Avenue is also proposed.
This development will see each
building constructed separately
so as to not displace the current
businesses.
Please register in advancefor
this on-line at https://
bit.ly/3NXTS7M
More information on this file can
be found at https://
devapps.Ottawa.ca/en (File # D02
-02-22-0049)
If you have any questions in
advance of the meeting (or after)
please contact my office.
Riley Brockington
City Councillor, River Ward
Conseiller municipal, Quartier Riviere
Disponible en franfais
.RileyBrockington.ca 613-58C ‘y.Brockington@Ottawa.ca
1000001

s.21(1)(b)
Grenier, Stella (AAFC/AAC) (she - her / elle)
From: Morrison, Malcolm (AAFC/AAC)
Sent:
To:
February 14, 2023 1:59 PM
Maltais, Eric (AAFC/AAC); Wilkin, Joel (AAFC/AAC); Chapados, Julie (AAFC/AAC); Alvarez,
Marcos (AAFC/AAC); Coady, Maria (AAFC/AAC)
Subject: AAFC letter to City of Ottawa_780 Baseline Rd development application and impact to
CEF_final.docx
Attachments: AAFC letter to City of Ottawa_780 Baseline Rd development application and impact to
CEF_final.docx
Hi Eric
1 think it is a great letter,
fixed that and that is all.
I noticed that the units on the first graph were a little wonked with formatting etc. I have
Malcolm
1
000002

Ag icul ure a id
Agri-Food Canada
Agriculture et
AgroaHmentaire Canada
February 13, 2023
Kelly Livingstone
Planner,City of Ottawa
kelly.Iivingstone@ottawa.ca
RE: New Development Application for Apartment Towers at 780 Baseline Road in Ottawa
Dear Mr. Livingstone,
Thank you for the meeting on February 2, 2023 to discuss Agriculture and Agri-Food Canada's (AAFC)
concerns related to the new development application for apartment towers at 780 Baseline Road, which
is adjacent to AAFC's Central Experimental Farm (CEF) property. As mentioned, the proposed
development raises some serious concerns for AAFC with regards to risks to our agricultural science
integrity and impacts to our best research fields. AAFC has done an internal assessment of the
proposed towers development and the impacts/risks to the CEF; for your consideration please refer to
Annex A for those details.
AAFC, through the National Capital Commission (NCC) Municipal Liaison, previously provided comments
on the proposed towers design, in which we asked the City to seek a design that limits and minimizes
the shadowing on the CEF. The revised design has increased the building height and rotated one of the
towers (Tower C) making it wider which will further exasperate the shadowing impact to our land. In
addition to shadow, the construction of underground parking for the apartments may affect water table
levels in the area, and potentially causing drainage issues on the CEF land.
AAFC is requesting that the City strongly consider the irreversible impacts to the CEF (as described in
Annex A), and seek an approach that supports preserving our research land as you move forward with
your assessment of the development application. AAFC has proposed an alternative option in Annex A
and, with the City, can work together in determining height and design parameters of the proposed
towers that would limit shadow impacts to the CEF. We are also requesting the City to have the
proponent prepare a groundwater impact study by a professional qualified in hydrology and agrology to
ensure there are no impacts to the water table that will affect the CEF.
Canada 000003

s.19(1)
Thank you for considering our concerns and we look forward to working with the City on addressing the
impacts the new development will have on the CEF.
Sincerely,
Karen Durnford-Mclntosh
Director General
Real Property and Asset Management
Corporate Management Branch
Pascal ivncnei
Director General
Ontario and Quebec Region
Science and Technology Branch
Cc: Ted Horton, Senior Planner & Municipal Liaison, National Capital Commission
Attachment:
Annex A -Risk to the Central Experimental Farm Lands by Proposed Apartment Towers at 780 Baseline
Road.
000004

Pages 5 to / a 8
are duplicates
sont des duplicatas

From:
Sent:
To:
Cc:
Subject:
Attachments:
Coady, Maria (AAFC/AAC)
March 1, 2023 10:34 AM
Dean, Kelly (AAFC/AAC)
Maltais, Eric (AAFC/AAC)
FW: Development Application: 780 Baseline Road
AAFC letter to City of Ottawa_780 Baseline Rd development application and impact to
CEF-signed.pdf
As mentioned on our call - FYI.
Maria Coady
Real Property Analyst
Owner Investor Group, Real Estate Services
Real Property and Asset Management / Corporate Management Branch
Agriculture and Agri-Food Canada / Government of Canada
Cel: 613-608-3911
Analyste en biens immobiliers
Le groupe de proprietaire investisseur, services immobiliers
Gestion des biens Immobiliers et des actifs / Direction generale de la gestion integree
Agriculture et Agroalimentaire Canada / Gouvernement du Canada
Tel. cell. : 613-608-3911
of Comida
Gouvernement
du Canada
From: Maltais, Eric (AAFC/AAC) <eric.maltais@AGR.GC.CA>
Sent: February 17, 2023 10:38 AM
To: kelly.Iivingstone@ottawa.ca
Cc: Horton, Ted <Ted.Horton@ncc-ccn.ca>; Wilkin, Joel (AAFC/AAC) <joel.wilkin@AGR.GC.CA>; Chapados, Julie
(AAFC/AAC) <julie.chapados@AGR.GC.CA>; Morrison, Malcolm (AAFC/AAC) <malcolm.morrison@AGR.GC.CA>; Coady,
Maria (AAFC/AAC) <maria.coady@agr.gc.ca>
Subject: FW: Development Application: 780 Baseline Road
Hi Kelly,
We just noticed that the when the letter was converted into a PDF that the first figure got truncated and
the numbers on the right hand side are skewed. Please see attached word document with the complete figure
and data.
Thanks
Eric
Sent: Friday, February 17, 2023 10:17 AM
1
000009

(AAFC/AAC) <julie.chapado$@AGR.GC.CA>; Morrison, Malcolm (AAFC/AAC) <malcolm.morrison@AGR.GC.CA>; Coady,
Maria (AAFC/AAC) <mMiaxQadv@agr,gc,ca>
Subject: Development Application: 780 Baseline Road
Good morning Kelly,
Following our February 2nd meeting to discuss the above, please find enclosed from AAFC our concerns with
the proposed development at 780 Baseline Road. The proposed development in its current iteration poses serious and
irreversible impacts to the CEF as a research land scape.
Thank you for your consideration in this matter and we look forward to working with the city in mitigating these
impacts.
Cheers
Eric
Owner Investor
eric.maltais@agr.gc.ca
Cel: 613-218-2609
Proprietaire investisseur
Gestion des biens immobiliers et des actifs / Direction generale de la gestion integree
Tel. cell. : 613-218-2609
Government Gouvernement
Of Canada du Canada Canada
2
000010

s.19(1)
From:
Sent:
To:
Subject:
January 17, 2023 3:19 PM
Attachments:
Coady, Maria (AAFC/AAC); Wilkin, Joel (AAFC/AAC)
FW: [EXT] FW: Zoning By-law Amendment Development at 780 Baseline Road and its
impact on Agriculture Canada's Experimental Farm
Letter - 780 Baseline.docx
From: Horton, Ted <Ted.Horton@ncc-ccn.ca>
Sent: January 17, 2023 2:56 PM
To: Maltais, Eric (AAFC/AAC) <eric.maltais@AGR.GC.CA>
Subject: FW: [EXT] FW: Zoning By-law Amendment Development at 780 Baseline Road and its impact on Agriculture
Canada's Experimental Farm
CAUTION' This email originated from outside of the organization. Do not click links or open attachments
unless you recognize the sender and know the content is safe.
ATTENTION: Ce courriel provient de I'exterieur de I'organisation. Ne cliquez pas sur les liens et n'ouvrez pas
les pieces jointes a moins que vous ne reconnaissiez I'expediteur et que vous sachiez que Ie contenu est sur.
Hi Eric,
Hope your week is going well. We received the below email from a resident regarding the 780 Baseline development
application. I've drafted the attached response, but wanted to share it with you for any thoughts before replying to the
resident.
Any comments or concerns? We'll be sure to cc you in the response as well.
Best,
Ted
From:
Sent: January 14, 2023 11:49 AM
To: Horton, Ted <Ted.Horton@ncc-ccn,ca>
Subject: [EXT] FW: Zoning By-law Amendment Development at 780 Baseline Road and its impact on Agriculture
Canada's Experimental Farm
000011

s.19(1)
— CAUTION | ATTENTION —
This email originated outside of the NCC. Do not click on any links or open any attachments unless you recognize the sender
and know the content is safe.
Cc courricI provient de rexterieuf de la CCN. Ne cliqucz sur aucun lien ct n’ouvrez aucunc piece jointe a moins que vous
reconnaissicz la provenance et que vous sachiez que le contenu cst securitairc .
Ted
Pls see email below. Thanks. Cheers
From:
Date: Thursday, January 12, 2023 at 4:47 PM
To: <FApproval@ncc-ccn.ca>, <katie.paris@ncc-ccn.ca>
Cc:
Subject: Zoning By-law Amendment Development at 780 Baseline Road and its impact on Agriculture Canada's
Experimental Farm
Hi FLUDTAand Ms. Paris,
I am not sure I have the correct email address for this issue, however I wanted to bring to the attention of the
NCC (as planning agent for the federal government) the re-development of the southwest corner of Baseline
Road and Fisher Avenue in Ottawa, that could impact Ottawa's Experimental Farm, that is operated by
Agriculture Canada.
While this project is a private re-development effort to be completed over 10 years by Theberge Homes
(assuming it will be approved by the City of Ottawa), the introduction of three towers at 32 storeys and two-
29 storey buildings will cast a substantive shadow over the NW corner of Agricultural Canada's Experimental
Farm and research fields, especially during the growing season summer months. The shadow studies can be
accessed at this link:
http://webcast.ottawa.ca/plan/All lmage%20Referencing Zoning%20Bylaw%20Amendment%20Application I
age%20Refersnee 2022-05-17%20-%20Shadow%20Studv%20-%20D02-02-22-0049.PDF
The project could have an impact on federal lands (requiring a change of use) and for this reason we believe
that the NCC needs to be involved in giving their input, and perhaps indeed approval, for this re-development
project to proceed.
The development proposal can be accessed at the City of Ottawa's Development Applications web site at
https://devapps.ottawa.ca/en/applications/D02-02-22-0049/details
The City's development proposal number is D02-02-22-0049 and it is called "780 Baseline". The Ward
Councillor is Councillor Sean Devine who can be reached at sean.devine@ottawa.ca; the City of Ottawa
2
000012

s.19(1)
Planner is Kelly Livingstone (he/him) who can be reached at kelly.livipgstone@ottawa.ca and the developer,
Mr. Joey Theberge, can be reached at info@thebergeshomes.com.
Perhaps you have already been in touch with the proponents, however if not, I am sure it is not too late to
give your comments on the impacts that these three towers may have on the Experimental Farm research
fields. We believe that your involvement is triggered because there may be a change of use on these lands as
a result of the shadows cast by the buildings. These buildings could have an impact on any long-term
agricultural studies that are ongoing on the plots of land located at the NW corner of the Experimental Farm.
If you are not the correct person to respond to this re-development proposal, could I ask that you please
forward it onto the correct individual? And if I can provide you with additional information, please do not
hesitate to contact me.
Thank you for your help in this matter.
Cheers
3
000013

s.19(1)
Dear (
Thank you for your email regarding the zoning by-law amendment for 780 Baseline Road that is under
review by the City of Ottawa. We appreciate the time you have taken to share with us your thoughts
and concerns regarding potential impacts to the Central Experimental Farm.
The Central Experimental Farm is a National Historic Site and an active agricultural research facility. Its
lands are owned and managed by Agriculture and Agri-Food Canada (AAFC) and not the National Capital
Commission (NCC). However, as the federal land use planner for the National Capital Region, the NCC
shares an interest in potential impacts from development on any federal lands. The NCC regularly
reviews development proposals that are in proximity to federally owned lands in the National Capital
Region, or that have the potential for impacts to federally owned lands. We work with our partners,
including local municipalities, to seek to avoid and mitigate impacts to federal lands.
In the case of the application for redevelopment of 780 Baseline Road, AAFC and the NCC have shared
comments with the City regarding the potential impacts from a reduction in solar radiation on the fields
caused by increased shadowing. We recognize that Baseline Road is a Mainstreet Corridor in the City's
Official Plan, and that the City's Transportation Master Plan includes the Baseline Road Rapid Transit
Corridor which will spur further intensification in proximity to the CEF. We have also requested the City
to consider the cumulative impacts of increased shadowing from development on the viability of the CEF
as an agricultural research institution. We have encouraged the City to use its development review
processes to ensure the design of new development limits the impacts to the CEF, such as through
tower size and orientation. We do not oppose development in proximity to the CEF, but rather wish to
limit impacts to the Farm to ensure its long-term viability.
As you may be aware, the NCC's mandate under the National Capital Act includes coordinating and
approving any development that is proposed on federally owned lands within the National Capital
Region. Within Ontario's land use planning regime as established by the Planning Act, the City of Ottawa
is the level of government responsible for regulating the use of privately-owned land and its
development, including the application for 780 Baseline Road. An increase in shadowing of federal lands
does not trigger a requirement for any approval from the NCC for this development; the NCCs role is
limited to participating through the Planning Act process.
You retain the ability to participate in any future development review process, as public consultation is
an important element enshrined in the Planning Act.We encourage you to engage in the municipal
process, and to maintain your engagement in the development of our National Capital Region - both in
the City's review of private developments and in the NCC's role in planning for federal lands.
Thank you again for taking the time to share your thoughts with us.
Best regards,
cc: AAFC
000014

From:
Sent:
To:
Subject:
August 22, 2022 2:16 PM
Coady, Maria (AAFC/AAC)
Fwd: [EXT] Planning Circulation - 780 Baseline Road - Zoning By-law Amendment -
D02-02-22-0049
Sent from my iPhone
Begin forwarded message:
From: "Chapados, Julie (AAFC/AAC)" <julie.chapados@agr.gc.ca>
Date: August 22, 2022 at 2:13:31 PM EDT
To: "Arbuthnott, Devin (AAFC/AAC)" <Devin.arbuthnott@agr.gc.ca>, "Humphreys, Gavin (AAFC/AAC)"
<gavin.humphreys@agr.gc.ca>, "Maltais, Eric (AAFC/AAC)" <eric.maltais@agr.gc.ca>, "Wilkin, Joel
(AAFC/AAC)" <joel.wilkin@agr.gc.ca>
Cc: "Reaney, Cory (AAFC/AAC)" <cory.reaney@agr.gc.ca>, "Chapados, Julie (AAFC/AAC)"
<julie.chapados@agr.gc.ca>, "Morrison, Malcolm (AAFC/AAC)" <malcolm.morrison@agr.gc.ca>,
"Alvarez, Marcos (AAFC/AAC)" <marcos.alvarez@agr.gc.ca>
Subject: FW: [EXT] Planning Circulation - 780 Baseline Road - Zoning By-law Amendment - D02-02-22-
0049
Hi Devin,
On June 16, 2022 we had a meeting with Malcolm and some members of CMB and Real Property Asset
Management.
We discussed possible impacts of the new towers on farm breeding research.
See the summary below.
Hope this helps
Thanks
Julie Chapados M.Sc.
(she/her/elle)
Acting Associate Director | Directrice Deleguee Interimaire
Ottawa Research and Development Centre | Centre de recherche et de development d'Ottawa
Science and Technology Branch | Direction generale des sciences et de la technologic
Agriculture and Agri-Food Canada | Agriculture et Agroalimentaire Canada
Government of Canada | Governement du Canada
960 Carling Ave. (ORDC) K.W. Neatby bldg. 20
Ottawa, Ontario KIA 0C6 Canada
iulie.chapadps@agr.gc.ca
Telephone: 613-759-1S84 / Cell: 613-296-1094
From: Maltais, Eric <eric.maltais@AGR.GC.CA>
Sent: Thursday, June 23, 2022 4:18 PM
To: Morrison, Malcolm <malcolm.morrison@AGR.GC.CA>; Reaney, Cory <cory.reaney@AGR.GC.CA>;
Chapados, Julie <julie.chapados@AGR.GC.CA>
Cc: Wilkin, Joel <joel.wilkin@AGR.GC.CA>; Coady, Maria <maria.coady@agr.gc.ca>
000015

Subject: RE: [EXT] Planning Circulation - 780 Baseline Road - Zoning By-law Amendment - D02-02-22-
0049
Thank you all, we'll send over our response.
Cheers
Eric
From: Morrison, Malcolm <malcolm.morrison@AGR.GC.CA>
Sent: June 23, 2022 3:23 PM
To: Maltais, Eric <eric.maltais@AGR.GC.CA>; Reaney, Cory <cory.reaney@AGR.GC.CA>; Chapados, Julie
<julie.chapados@AGR.GC.CA>
0049
I think that is great Eric. They may say that they have already done these studies so I think that
independent studies should be emphasized.
Malcolm
Sent: Thursday, June 23, 2022 9:40 AM
To: Morrison, Malcolm <malcolm.morri$on@AGR.GC.CA>; Reaney, Cory <cory.reaney@AGR.GC.CA>;
Chapados, Julie <julie.chapados@AGR.GC.CA>
Subject: FW: [EXT] Planning Circulation - 780 Baseline Road - Zoning By-law Amendment - D02-02-22-
0049
Good morning,
Below are the comments we've gathered so far for our response back to the NCC. Please let
me know if there's anything you want added before our June 24th response deadline. Thanks
AAFC comments regarding the new planned construction of high rise towers on Fisher/Baseline.
Impact on land:
1. AAFC land west of Fisher Avenue and north of Baseline Road is some of the best research land
on the CEF. The land is flat, tile drained and used primarily by plant breeders to produce new
varieties of wheat, oat, soybean and barley. The soil is a fertile clay loam. The 26 and 29 storey
apartments will cast a shadow on these lands from May through to September from the hours
of dawn to noon each day. The total amount of light will be reduced on a daily basis. This will
reduce the best and optimal use of the land.
2. In addition to shadow, the construction of underground parking for the apartments may affect
water table levels in the area, and potentially causing drainage issues on the CEF land.
3. Challenge to maintain a designated historic site, greenery/picturesque landscape may be
impacted.
Traffic/Pedestrian Flow on CEF due to increase in urban development:
1. More than 1000 units are proposed for the area which will increase the amount of foot traffic
and dog walkers, as well as vehicle traffic increase along Fisher Avenue. Pedestrian/bicycle/dog
walkers/vehicular traffic are constant operational challenges at the CEF and these new
developments will only exacerbate the ongoing Issues. The following should be considered:
2
000016

s.21(1)(b)
1) "Traffic flow Study" to assess volumes/management/mitigation measures
2) "Pedestrian Flow Study" -Multi Use Pathway requirements across the CEF site to
address populous impact to ongoing site Science activities. This will also allow for the
proper funneling of the pedestrian/bicycle traffic to the designated and appropriate
areas of access, supported with proper directional signage along the CEF.
Site Security Management/Enforcement:
3
000017

From:
Sent:
To:
Cc:
Subject:
Livingstone, Kelly <kelly.livingstone@ottawa.ca>
February 24, 2023 2:32 PM
Horton, Ted; Wilkin, Joel (AAFC/AAC); Chapados, Julie (AAFC/AAC); Morrison, Malcolm
(AAFC/AAC); Coady, Maria (AAFC/AAC)
Re: Development Application: 780 Baseline Road
CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you
recognize the sender and know the content is safe.
ATTENTION: Ce courriel provient de I'exterieur de I'organisation. Ne cliquez pas sur les liens et n'ouvrez pas les pieces
jointes a moins que vous ne reconnaissiez I'expediteur et que vous sachiez que Ie contenu est sur.
Thank you, I have shared with: my team, ward Councillors Devine and Brockington, and the owner and applicant for the
development application.
Best regards,
Kelly Livingstone (he/him), RPP, MCIP
Planner 2 | Urbaniste 2
City of Ottawa | Ville d'Ottawa
kelly.livinqstone@ottawa.ca
Sent: Thursday, February 23, 2023 1:24 PM
To: Livingstone, Kelly <kelly.livingstone@ottawa.ca>
Cc: Horton, Ted <Ted.Horton@ncc-ccn.ca>; Wilkin, Joel (AAFC/AAC) <joeLwilkin@AGR.GC.CA>; Chapados, Julie
Subject: RE: Development Application: 780 Baseline Road
CAUTION: This email originated from an External Sender. Please do not click links or open attachments unless you recognize
the source.
ATTENTION : Ce courriel provient d’un expediteur externe. Ne cliquez sur aucun lien et n’ouvrez pas de piece jointe,
excepte si vous connaissez 1’expediteur.
Hi Kelly,
Thank you for confirming receipt. As for sharing the letter, AAFC drafted the letter to inform the process,
please share as you deem appropriate. Can I ask that both the PDF and the word document be both shared due to the
issues in formatting.
Cheers
Eric
From: Livingstone, Kelly <kelly.livingstone@ottawa.ca>
To: Maltais, Eric (AAFC/AAC) <eric.maltais@AGR.GC.CA>
Cc: Horton, Ted <Ted.Horton@ncc-ccn.ca>; Wilkin, Joel (AAFC/AAC) <joeLwilkin@AGR.GC.CA>; Chapados, Julie
1
000018

Subject: RE: Development Application: 780 Baseline Road
CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you
ATTENTION: Ce courriel provient de I'exterieur de I'organisation. Ne cliquez pas sur les liens et n'ouvrez pas les pieces
jointes a moins que vous ne reconnaissiez I'expediteur et que vous sachiez que Ie contenu est sur.
Hi Eric,
Letter received, thank you.
We are currently working with the developer on some changes to the towers and their built form, which should
eventually come back for a resubmission. When they resubmit Ted and your team will be circulated directly.
May I share this letter with the owner/developer, the local City Councillors and City staff?
Thank you,
Kelly Livingstone (he/him), RPP, MCIP
Planner 2 | Urbaniste 2
City of Ottawa | Ville d'Ottawa
kelly.lMnqstone@ottawa.ca
To: Livingstone, Kelly <kellyJivingstone@ottawa.ca>
(AAFC/AAC) <iulie.chapados@AGR.GC.CA>; Morrison, Malcolm (AAFC/AAC) <maIcoIm.morrisongAGR.GC.CA>; Coady,
Subject: FW: Development Application: 780 Baseline Road
the source.
excepte si vous connaissez I’expediteur.
Hi Kelly,
We just noticed that the when the letter was converted into a PDF that the first figure got truncated and
the numbers on the right hand side are skewed. Please see attached word document with the complete figure
and data.
Thanks
Eric
Sent: Friday, February 17, 2023 10:17 AM
Subject: Development Application: 780 Baseline Road
Good morning Kelly,
2
000019

Following our February 2nd meeting to discuss the above, please find enclosed from AAFC our concerns with
the proposed development at 780 Baseline Road. The proposed development in its current iteration poses serious and
irreversible impacts to the CEF as a research land scape.
Thank you for your consideration in this matter and we look forward to working with the city in mitigating these
impacts.
Cheers
Eric
Owner Investor
Cel: 613-218-2609
Proprietaire investisseur
Gestion des biens immobiliers et des actifs / Direction generale de la gestion integree
Tel. cell. : 613-218-2609
Government Gouvernement
Of Canada du Canada Canada
This e-mail originates from the City of Ottawa e-mail system. Any distribution, use or copying of this e-mail or
the information it contains by other than the intended recipient(s) is unauthorized. Thank you.
Le present courriel a ete expedie par le systeme de courriels de la Ville d'Ottawa. Toute distribution, utilisation
ou reproduction du courriel ou des renseignements qui s'y trouvent par une personne autre que son destinataire
prevu est interdite. Je vous remercie de votre collaboration.
This e-mail originates from the City of Ottawa e-mail system. Any distribution, use or copying of this e-mail or
the information it contains by other than the intended recipient(s) is unauthorized. Thank you.
Le present courriel a ete expedie par le systeme de courriels de la Ville d'Ottawa. Toute distribution, utilisation
ou reproduction du courriel ou des renseignements qui s'y trouvent par une personne autre que son destinataire
prevu est interdite. Je vous remercie de votre collaboration.
000020

From: Maltais, Eric
Sent:
To:
Cc:
June 23, 2022 4:18 PM
Morrison, Malcolm; Reaney, Cory; Chapados, Julie
Wilkin, Joel; Coady, Maria
Subject: RE: [EXT] Planning Circulation - 780 Baseline Road - Zoning By-law Amendment -
D02-02-22-0049
Thank you all, we'll send over our response.
Cheers
Eric
From: Morrison, Malcolm <malcolm.morrison@AGR.GC.CA>
Sent: June 23, 2022 3:23 PM
To: Maltais, Eric <eric.maltais@AGR.GC.CA>; Reaney, Cory <cory.reaney@AGR.GC.CA>; Chapados, Julie
<julie.chapados@AGR.GC.CA>
Subject: RE: [EXT] Planning Circulation - 780 Baseline Road - Zoning By-law Amendment - D02-02-22-0049
I think that is great Eric. They may say that they have already done these studies so I think that independent studies
should be emphasized.
Malcolm
Sent: Thursday, June 23, 2022 9:40 AM
To: Morrison, Malcolm <malcolm.morrison@AGR.GC.CA>; Reaney, Cory <cory.reaney@AGR.GC.CA>; Chapados, Julie
<julie.chapados@AGR,GC,CA>
Subject: FW: [EXT] Planning Circulation - 780 Baseline Road - Zoning By-law Amendment - D02-02-22-0049
Good morning,
Below are the comments we've gathered so far for our response back to the NCC. Please let me know if there's
anything you want added before our June 24th response deadline. Thanks
AAFC comments regarding the new planned construction of high rise towers on Fisher/Baseline.
Impact on land:
• AAFC land west of Fisher Avenue and north of Baseline Road is some of the best research land on the CEF. The
land is flat, tile drained and used primarily by plant breeders to produce new varieties of wheat, oat, soybean
and barley. The soil is a fertile clay loam. The 26 and 29 storey apartments will cast a shadow on these lands
from May through to September from the hours of dawn to noon each day. The total amount of light will be
reduced on a daily basis. This will reduce the best and optimal use of the land.
« In addition to shadow, the construction of underground parking for the apartments may affect water table
• Challenge to maintain a designated historic site, greenery/picturesque landscape may be impacted.
1
000021

s.21(1)(b)
* More than 1000 units are proposed for the area which will increase the amount of foot traffic and dog walkers,
as well as vehicle traffic increase along Fisher Avenue. Pedestrian/bicycle/dog walkers/vehicular traffic are
constant operational challenges at the CEF and these new developments will only exacerbate the ongoing
issues. The following should be considered:
2) "Pedestrian Flow Study" - Multi Use Pathway requirements across the CEF site to address populous
impact to ongoing site Science activities. This will also allow for the proper funneling of the
pedestrian/bicycle traffic to the designated and appropriate areas of access, supported with proper
directional signage along the CEF.
2
000022

From: Maltais, Eric
Sent:
To:
Cc:
July 14, 2022 4:03 PM
Horton, Ted
Wilkin, Joel; Coady, Maria
Subject: Re: [EXT] Planning Circulation - 780 Baseline Road - Zoning By-law Amendment -
D02-02-22-0049
Attachments: imageOOl.png; Shadow Study - D02-02-22-0049.PDF
Hi Ted,
Thanks for this, any chance there's a missing tab that covers January to June? I'm concerned the study begins on June
21when the sun it's at its highest point. We begin sowing in April so at a minimum we'd like to see something from
April 1to June 21. Thanks
Sent from my iPhone
On Jul 14, 2022, at 2:50 PM, Horton, Ted <Ted.Horton@ncc-ccn.ca> wrote:
CAUTION: This email originated from outside of the organization. Do not click links or open attachments
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est sur.
Hi Eric,
Please see attached the shadow study prepared for the application we were discussing this morning.
Would you please share it with whomever from your science team can offer comment on its agricultural
impacts and level of impact that might be a threshold for concern?
In the meantime I will share our earlier-discussed comments with Allison and note further input
regarding the shadow study may be forthcoming.
Best,
Ted
Sent: June 28, 2022 2:04 PM
To: Horton, Ted <Ted.Horton@ncc-ccn.ca>; Coady, Maria <maria.coady@agr.gc.ca>
Cc: Wilkin, Joel <joel.wilkin@AGR.GC.CA>
0049
Hi Ted,
These look great. I have nothing scheduled for July 14th,
000023

s.21(1)(b)
Sent: June 28, 2022 11:58 AM
To: Coady, Maria <rnaria.coad¥0agr.g.c.ca>
Cc: Wilkin, Joel <joel,wijkin@AGR.GC.CA>; Maltais, Eric <eric.maltais@AGR.GC.CA>
0049
CAUTION: This email originated from outside of the organization. Do not click links or open attachments
A"~: O . Cc courricl provient de I'extericur de I'organisation Ne cliquez pas sur les liens et n'ouvrez
pas les pieces jointes a moins que vous ne reconnaissiez I'expediteur et que vous sachiez que Ie contenu
est sur.
Good morning to you all,
Thanks for the discussion last week, and to Maria for your clear comments. See below what I suggest
sharing with the City - I've tried to take the concerns from Maria's comments and our discussion, and
orient them as matters that are within the City's purview to achieve through this application and other
processes.
Please let me know if you agree or would make any changes to the below. Once you're content with
these, I suggest we share them with the City's planner on the file and I'll set up a meeting with her for
the week of July 11th. I am currently free for any time on the 14th - do you have any obligations
currently booked for that day?
Thanks,
Ted
Impact on land:
1. The lands owned by Agriculture and Agri-Food Canada (AAFC) west of Fisher Avenue and north
of Baseline Road, being the lands across Baseline from the proposed development, is some of
the best research land on the Central Experimental Farm (CEF). The land is flat, tile drained and
used primarily by plant breeders to produce new varieties of wheat, oat, soybean and
barley. The soil is a fertile clay loam.
2. The CEF is both a national historic site and an active agricultural research facility.
3. While we recognize that Baseline Road is a Mainstreet Corridor in the City's new Official Plan,
and that the City's Transportation Master Plan includes the Baseline Road Rapid Transit Corridor
which will bring further development in proximity to the CEF, we encourage the City to consider
holistically the impacts of development on the CEF, and to use its development review
processes to limit the impacts to the CEF.
4. The 26 and 29 storey apartments will cast a shadow on these lands from May through to
September from the hours of dawn to noon each day. The total amount of light will be reduced
on a daily basis. This will impact the agricultural operations of the CEF, and reduce the best and
optimal use of the land.
000024

o Request: We request the City consider through this application and future development
along Baseline, what site and building design elements (e.g. orientation, floorplate size)
can be employed to limit shadowing on the CEF.
5. In addition to shadow, the construction of underground parking for the apartments may affect
o Request: At the time of a future application for site plan approval, we request the City
have the proponent prepare a groundwater impact study by a professional qualified in
hydrology and agrology to ensure there are no impacts to the water table that will
affect the CEF.
6. Informal and unauthorized access across the CEF (i.e. foot traffic cutting through planted fields,
and not along formal road and pathways) is a constant operational challenges at the CEF. The
CEF has a history of installing fencing along Baseline in this area, only to see it cut and
pedestrians crossing through. Increased population density along the CEF's edges will lead to
increases in this activity.
7. While the current application is not responsible for providing CEF fencing or active
transportation connections outside of its site, the City and AAFC share the objectives of the
success of the CEF and providing appropriate opportunities for residents to pass by and through
the CEF without negative impact to the agricultural operations.
o Request: We request that the City, in coordination with AAFC and the NCC, conduct a
study of pedestrian and cyclist travel demand across the CEF and propose measures to
improve, formalize, and limit pathways to the designated and appropriate areas of
access, supported with proper directional signage along the CEF.
From: Coady, Maria <maria.coady@agr.gc.ca>
Sent: June 24, 2022 8:48 AM
To: Horton, Ted <Ted.Horton@ncc-ccn.ca>
Cc: Wilkin, Joel <joel.wilkin@AGR.GC.CA>; Maltais, Eric <eric.maltais@AGR.GC.CA>
0049
Hi Ted,
AAFC's comments below regarding the proposed development of high rise towers on
Fisher/Baseline. Looking forward to our discussion this afternoon.
Impact on land:
• AAFC land west of Fisher Avenue and north of Baseline Road is some of the best research land
on the CEF. The land is flat, tile drained and used primarily by plant breeders to produce new
varieties of wheat, oat, soybean and barley. The soil is a fertile clay loam. The 26 and 29 storey
apartments will cast a shadow on these lands from May through to September from the hours
of dawn to noon each day. The total amount of light will be reduced on a daily basis. This will
reduce the best and optimal use of the land.
3
000025

s.21(1)(b)
• In addition to shadow, the construction of underground parking for the apartments may affect
• Challenge to maintain a designated historic site, greenery/picturesque landscape may be
impacted.
• More than 1000 units are proposed for the area which will increase the amount of foot traffic
and dog walkers, as well as vehicle traffic increase along Fisher Avenue. Pedestrian/bicycle/dog
walkers/vehicular traffic are constant operational challenges at the CEF and these new
developments will only exacerbate the ongoing issues. The following should be considered:
2) "Pedestrian Flow Study" - Multi Use Pathway requirements across the CEF site to
address populous impact to ongoing site Science activities. This will also allow for the
proper funneling of the pedestrian/bicycle traffic to the designated and appropriate
areas of access, supported with proper directional signage along the CEF.
Thank you
Maria Coady
Real Property Analyst
Real Property and Asset Management
Corporate Management Branch
Agriculture and Agri-Food Canada
Tel: 613-608-3911
Sent: June 23, 2022 9:21AM
Cc: Wilkin, Joel <joel.wilkin@AGR.GC.CA>; Coady, Maria <rnariaxoacl¥#W.gCAa>
Subject: Re: [EXT] Planning Circulation - 780 Baseline Road - Zoning By-law Amendment - D02-02-22-
0049
Hi Ted,
Sorry for the late reply. Yes, we'll send you an invite to chat tomorrow.
Thanks
Eric
000026

Sent from my iPhone
On Jun 20, 2022, at 11:24 AM, Horton, Ted <Ted.Horton@ncc-ccn.ca> wrote:
CAUTION; This email originated from outside of the organization. Do not click links or
open attachments unless you recognize the sender and know the content is safe.
TECTCM: Ce courriel provient de I’exterieur de I’organisation. Ne cliquez pas sur les
liens et n'ouvrez pas les pieces jointes a moins que vous ne reconnaissiez I'expediteur et
que vous sachiez que Ie contenu est sur,
Hi Eric,
Thanks for your reply. Would you be free for a quick Teams meeting? I can point you to
the relevant information and lay out the steps in the City's process, if that would be of
assistance.
I'm free this afternoon between 1and 3, or Friday any time after 10:30.
Best,
Ted
Sent: June 16, 2022 9:44 AM
Subject: RE: [EXT] Planning Circulation - 780 Baseline Road - Zoning By-law Amendment
- D02-02-22-0049
Good morning Ted,
AAFC intends to provide comments and is willing to participate in any study
with regards to the farm and any development. Fil be your point of contact for this one
and will provide feedback shortly. Is there any additional information you can share at
this point?
Thanks
Eric
Sent: June 3, 2022 3:42 PM
To: joel.wilkin@canada.ca; Reaney, Cory <cory,reaney@AGR.GC.CA>
Subject: FW: [EXT] Planning Circulation - 780 Baseline Road - Zoning By¬
law Amendment - D02-02-22-0049
CAUTION: This email originated from outside of the organization. Do
not click links or open attachments unless you recognize the sender and
know the content is safe.
ATTENTION: Ce courriel provient de I'exterieur de I'organisation. Ne
cliquez pas sur les liens et n'ouvrez pas les pieces jointes a moins que
vous ne reconnaissiez I'expediteur et que vous sachiez que Ie contenu
est sur.
5
000027

Good afternoon Joel and Cory,
I hope you're both doing well as summer arrives.
You may have received the below circulation under separate cover, or
you may receive it through your mailroom when the City mails out
notices. It is a development application at the corner of Baseline and
Fisher, adjacent to the CEF. Per our request, the City has obliged the
proponent to prepare a shadow study and a Cultural Heritage Impact
Study that responds to the Commemorative Integrity Statement for the
CEF.
Would you kindly let me know if AAFC intends to provide any
comments to the City regarding this proposed development? I am glad
coordinate our feedback (if any), or to be of any assistance to you.
Best regards,
Ted
Ted Horton
MOP, RPP
Pronoun(s): he/him Pronom(s): il
Senior Planner, Municipal Liaison
Planificateur principal, liaison municipal
ted.horton@iicc-ccn.ca
National Capital Commission
Commission de la capitale nationale
From: Planning Circulations / Diffusions Planification <planningcirculations@ottawa.ca>
Sent: May 27, 2022 9:37 AM
To: ’MPAC <MR03Enquiry@mpac.ca>; 'ExternalCirculations@HydroOttawa.com'
<ExternalCirculations@HydroOttawa.com>; RVCA (planning@rvca.ca)
<planning@rvca.ca>; Horton, Ted <Ted.Horton@ncc-ccn.ca>; Egli, Keith
<Keith,Egli@ottawa.ca>; Willis, Stephen <Stephen.Willis@ottawa.ca>; Xu, Lily
<Lily.Xu@ottawa.ca>; Sauve, Diane <Diane.Sauve@ottawa.ca>; LeBlanc, Alexandre
<A|exandre.Leblanc@ottawa.ca>; Curry, Court <Court.Curry@ottawa.ca>; Hamlin,
Allison <Allison.Hamlin@ottawa.ca>; Candow, Julie <julie.candow@ottawa.ca>;
Giampa, Mike <Mike.Giampa@ottawa.ca>; Urban Design/Conception Urbaine
6
000028

s.19(1)
<UrbanDesign@ottawa.ca>; Barberjordan <Jordan.Barber@ottawa.ca>; LeSage,
Mitchell <Mitchell.Lesage@ottawa.ca>; Wise, David <David.Wise@ottawa.ca>; Stow,
Nick <Nick.Stow@ottawa.ca>; PRED Public Engagement / DGPIDE Engagement Public
<predpublicengagement@Qttawa-ca>; ERU /UAE <ERU-UAE@ottawa.ca>; van de Lande,
Robin <Robin.vandeLande@ottawa.ca>; Rwagasore, Evode
<Evode.Rwagasore@ottawa.ca>; Bell (circulations@wsp.com) <circulations@wsp.com>;
Enbridge Gas Distribution (MunicipalPbnning@enbridge.com)
<MunicipalPlanning@enbridge.com>; Rogers Communications
(OTT.UTIUTYXIRCUL@RCI.ROGER5.COM) <OTT.UTIUTY.CIRCUL@RCI.ROGERS.COM>;
Telus Communications @telus.com) <j @telus.com>; Zayo
(Utility.Circubtions@zayo.com) <Utilitv.Circulations@zayo.com>; Conseil des ecoles
catholiques du Centre-Est (planification@ecolecatholique.ca)
<planification@ecolecatholique.ca>; Conseil des ecoles publiques
( :@cepeo.on.ca) < @cepeo.on.ca>; O.C. Catholic School
Board (planningcirculation$@ocsb.ca) <planningcirculations@ocsb.ca>; O.C. District
School Board (planningcirculations@acdsb.ca) <planningcirculations@ocdsb.ca>;
Alexus <alexus.ball@ottawa.ca>; Lafontaine, Ashley <ashley.lafontaine@ottawa.ca>;
Lavallee, Colleen <Colleen.Lavallee@ottawa.ca>; Kochhar, Harially
<harially.kochhar@ottawa.ca>; Bond, Kristin <Kristin.Bond@ottawa.ca>; Doehler, Lori
<lori.doehler@ottawa.ca>
Cc: McCreight, Laurel <Laurel,McCreight@ottawa.ca>
Subject: [EXT] Planning Circulation - 780 Baseline Road - Zoning By-law Amendment -
D02-02-22-0049
This email originated outside of the NCC. Do not click on any links or open any attachments unless you recognize the sem
Ce courriel provient de I'exterieur de la CCN. Ne cliquez sur aucun lien et n'ouvrez aucune piece jointe a moins que vous
reconnaissiez la provenance et que vous sachiez que Ie contenu est securitaire .
Dear Technical Agency,
This is the formal circulation of the planning application noted above in the City of
Ottawa. Below is a link to the application on the City's Development Application Search
Tool where you will find information about the application and all of the submitted
plans, reports, surveys and accompanying documents you will need to review the
application. Also attached is the application summary.
Please comment directly to the File Lead using the contact information detailed in the
attached document or through the "Send Feedback" link of DevApps.
000029

Please note the deadline date for comments is June 24, 2022.
For all questions, concerns and all other information please contact the File Lead
directly.
Please do not respond directly to this e-mail address.
Thank you,
Circulation Team
Planning Services
Planning, Real Estate and Economic Development Department
City of Ottawa
This e-mail originates from the City of Ottawa e-mail system. Any distribution, use or
copying of this e-mail or the information it contains by other than the intended
recipient(s) is unauthorized. Thank you.
Le present courriel a ete expedie par Ie systeme de courriels de la Ville d'Ottawa. Toute
distribution, utilisation ou reproduction du courriel ou des renseignements qui s'y
trouvent par une personne autre que son destinataire prevu est interdite. Je vous
remercie de votre collaboration.
8
000030

d to Edit & Create v Share
11*1
000031

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12:00 AM 1:00 PM 2:00 PM 3:00 PM
4:00 PM 5:00 PM 6:00 PM 7:00 PM
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Plan No.: #
|T|£THE RESPONSIBILITY OF THE APPROPRIATE
CONTRACTOR TO CHECK AND VERIFY ALL DIMENSIONS
ON SITE AND TO REPORT ALL ERRORS AND/OR
OMISSIONS TO THE ARCHITECT.
ALL CONTRACTORS MUST COMPLY WITH ALL
PERTINENT CODES AND BY-LAWS.
THIS DRAWING MAY NOT BE USED FOR CONSTRUCTION
UNTIL SIGNED BY THE ARCHITECT.
DO NOT SCALE DRAWINGS.
COPYRIGHT RESERVED.
NOTATION SYMBOLS:
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INDICATES ASSEMEL|E TYPE; R EFER TOTYPICAL
DETAIL CROSSREFERENCE PAGE
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ARCHTECT:
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780 Baseline Road
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SHEET 71TLE:
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JUNE 21 (DST)
DRAWN:
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000032

NOTATION SYMBOLS:
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780 Baseline Road
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SHEET Na.
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SCHEDULE AND DETAILS CN A30D SERIES.
—DETAIL NUMBER
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IT|£ THE RESPONSIBILITY OF THE APPROPRIATE
ALL CONTRACTOR S MUST COMPLY WITH ALL
PERTINENT CODES AND BY-LAWS,
DO NOT SCALE DRAWINGS.
COPYRIGHT RESERVED.
SHADOW STUDY
SEPTEMBER 21 (DST)
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000033

IT|£ THE RESPONSIBILITY OF THE APPROPRIATE
ALL CONTRACTORS MUST COMPLY WITH ALL
PERTINENT CODES AND BY-LAWS.
DO NOT SCALE DRA'/UINGS.
COPYRIGHT RESERVED.
NOTATION SYMBOLS:
INDICATES DRAWING NOTES, LISTED ON EACH
£HEET.
DETAIL NUMBER
DETAIL R EFER ENCE PAGE
DETAIL CROSS REFERENCE PAGE
NDICATES DOOR TYPE; REFER TO DOOR
SCHEDULE AND DETAILS CN A30D SERIES.
NDICATES WINDOW TYPE; REFER TO WINDOW
ELEVATIONS AND DETAILS ON A30D SERIES.
NDICATES ASSEMBLE TYPE; REFER TO TYPICAL
ASSEMBLIES SCHEDUAL.
9:00 AM 10:00 AM 11:00 AM 12:00 AM
1:00 PM 2:00 PM 3:00 PM
/2 ISSULU FOK ZONING AMLNUMLNI A-’FWA IION Mar.1
5. 22
Zfx ISSUED FOR OMIER / CONSULTANT REVIEW Mar. 10.22
No. DESCRIPTION DATE
ARCHITECT:
LAHEY
CT INC
780 Baseline Road
OTTAWA ONTARIO
SHEET TITLE:
SHADOW STUDY
DECEMBER 21
DRAWN: CHECKED:
RLA RLA
SCALE: SHEET Na.
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NACXO
PROJECT Na.
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Plan No.: #
D07-12-
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From:
Sent:
To:
Subject:
Attachments:
Horton, Ted <Ted.Horton@ncc-ccn.ca>
December 12, 2022 12:09 PM
Maltais, Eric (AAFC/AAC); Coady, Maria (AAFC/AAC); Wilkin, Joel (AAFC/AAC)
RE: [EXT] Planning Circulation - 780 Baseline Road - Zoning By-law Amendment -
D02-02-22-0049
2022-11-21 - Comment Response Table First Round - D02-02-22-0049.pdf; AAFC NCC
Comments.msg
CAUTION: This email originated from outside of the organization Do not click links or open attachments unless you
ATTENTION. Ce courriel provient de I'extcrieur de ('organisation. Ne cliquez pas sur les liens et n'ouvrcz pas les pieces
jointes a moins quo vous ne rcconnaissiez I'expediteur ct quo vous sachiez quo Ie contenu est sur.
Good afternoon AAFC colleagues,
As I'd noted in my email of last week, the proponent for this development application has revised their plans and
resubmitted along with responses to the comments from the City, the public and the NCC & AAFC. Our earlier
comments and the proponent's responses are attached for your convenience, and you can find the revised plans here.
The design has changed somewhat in its massing and layout (moving from two 25-storey towers and a 29-storey tower
with six-storey podiums, to now two 28-storey towers and a 32-storey tower and four-storey podiums) but I don't see
much that changes the comments we've already provided.
They City has requested any feedback by December 14th - my apologies for the late notice. I assume you remain
comfortable with the comments that we previously discussed and agreed upon. If you have no objection, I will reiterate
our previous comments to the City.
If your team has had a chance to review the past shadow study or the updated study that now reflects the revised
design, I am sure the City would welcome any thoughts on the impacts of shadowing on the CEF. If you have any
thoughts or questions or would like to discuss, please let me know.
All the best,
Ted
Ted Horton
MC1P, RPP
ted.horton@ncc-ccn.ca
000035

From: Horton, Ted
Sent: July 19, 2022 4:14 PM
To: Hamlin, Allison <Allison.Hamlin@ottawa.ca>
Cc: Maltais, Eric <eric.maltais@AGR.GC.CA>; Coady, Maria <maria.coady@agr.gc.ca>; Wilkin, Joel
<joel.wilkin@AGR.GC.CA>
Hi Allison,
Thank you for meeting with us regarding the 780 Baseline ZBA application. Please see the comments that we discussed,
below.
Best,
Ted
Impact on land:
1. The lands owned by Agriculture and Agri-Food Canada (AAFC) west of Fisher Avenue and north of Baseline
Road, being the lands across Baseline from the proposed development, are some of the best research lands on
the Central Experimental Farm (CEF). The land is flat, tile drained and used primarily by plant breeders to
produce new varieties of wheat, oat, soybean and barley. The soil is a fertile clay loam.
2. The CEF is both a national historic site and an active agricultural research facility.
3. While we recognize that Baseline Road is a Mainstreet Corridor in the City's new Official Plan, and that the City's
Transportation Master Plan includes the Baseline Road Rapid Transit Corridor which will bring further
development in proximity to the CEF, we encourage the City to consider holistically the impacts of development
on the CEF, and to use its development review processes to limit the impacts to the CEF.
4. The 26 and 29 storey apartments will cast a shadow on these lands from May through to September from the
hours of dawn to noon each day. The total amount of light will be reduced on a daily basis. This will impact the
agricultural operations of the CEF, and reduce the best and optimal use of the land.
5. We have shared the proponent's shadow study with AAFC science staff for review and anticipate providing you
with further comment under future separate cover.
o Request: We request the City consider through this application and future development along Baseline,
what site and building design elements (e.g. orientation, floorplate size) can be employed to limit
shadowing on the CEF.
6. In addition to shadow, the construction of underground parking for the apartments may affect water table
o Request: At the time of a future application for site plan approval, we request the City have the
propose design solutions that will ensure there are no impacts to the water table that will affect the
CEF.
2
000036

7. Informal and unauthorized access across the CEF (i.e. foot traffic cutting through planted fields, and not along
formal road and pathways) is a constant operational challenges at the CEF. The CEF has a history of installing
fencing along Baseline in this area, only to see it cut and pedestrians crossing through. Increased population
density along the CEF's edges will lead to increases in this activity.
8. While the current application is not responsible for providing CEF fencing or active transportation connections
outside of its site, the City and AAFC share the objectives of the success of the CEF and providing appropriate
opportunities for residents to pass by and through the CEF without negative impact to the agricultural
operations.
o Request: We request that the City, in coordination with AAFC and the NCC, conduct a study of
pedestrian and cyclist travel demand across the CEF and propose measures to improve, formalize, and
limit pathways to the designated and appropriate areas of access, supported with proper directional
signage along the CEF.
From: Hamlin, Allison <Allison.Hamlin@ottawa.ca>
Sent: June 24, 2022 3:02 PM
To: Horton, Ted <Ted.Horton(Sncc-ccn.ca>
Subject: Fw: [EXT] Planning Circulation - 780 Baseline Road - Zoning By-law Amendment - D02-02-22-0049
Hi Ted,
I will be filling in for Laurel on this one.
A meeting in the week of July 11would be good. If you can send me questions in advance, I can be more well
prepared.
Thanks,
Allison
Sent: June 24, 2022 1:34 PM
To: Stern, Lisa <lisa.stern@ottawa.ca>
Subject: FW: [EXT] Planning Circulation - 780 Baseline Road - Zoning By-law Amendment - D02-02-22-0049
the source.
excepte si vous connaissez 1’expediteur.
Hi Lisa,
I received Laurel's auto-reply in response to the below email. I hope that she is doing well.
Would you be able to let me know if there's another planner handling the 780 Baseline ZBA?
Thank you,
3
000037

Ted s.19(1)
From: Horton, Ted
Sent: June 24, 2022 1:31PM
To: McCreight, Laurel <Laurel.McCreight@ottawa.ca>
Hi Laurel,
I hope you're doing well. As today is your comment deadline, I just wanted to check in to let you know that Agriculture
and Agri-Food Canada may have some comments. I'm just giving them a hand in understanding your ZBA process so
they can put together their thoughts.
Would you be available to meet with them and I via Teams in the next couple of weeks so we can share their comments
with you and contextualize the input?
Best,
Ted
Ted Horton
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Cc: McCreight, Laurel <Laurel.McCreight@ottawa.ca>
Subject: [EXT] Planning Circulation - 780 Baseline Road - Zoning By-law Amendment - D02-02-22-0049
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Dear Technical Agency,
This is the formal circulation of the planning application noted above in the City of Ottawa. Below is a link to the
application on the City's Development Application Search Tool where you will find information about the application
and all of the submitted plans, reports, surveys and accompanying documents you will need to review the
application. Also attached is the application summary.
Please comment directly to the File Lead using the contact information detailed in the attached document or through
the "Send Feedback" link of DevApps.
Please note the deadline date for comments is June 24, 2022.
For all questions, concerns and all other information please contact the File Lead directly.
Please do not respond directly to this e-mail address.
Thank you,
Circulation Team
Planning Services
Planning, Real Estate and Economic Development Department
City of Ottawa
This e-mail originates from the City of Ottawa e-mail system. Any distribution, use or copying of this e-mail or the
information it contains by other than the intended recipient(s) is unauthorized. Thank you.
000039

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interdite. Je vous remercie de votre collaboration.
This e-mail originates from the City of Ottawa e-mail system. Any distribution, use or copying of this e-mail or the
information it contains by other than the intended recipient(s) is unauthorized. Thank you.
Le present courriel a ete expedie par le systeme de courriels de la Ville d'Ottawa. Toute distribution, utilisation ou
reproduction du courriel ou des renseignements qui s'y trouvent par une personne autre que son destinataire prevu est
interdite. Je vous remercie de votre collaboration.
000040

780 Baseline Road
Responses to First Round of Comments
September 28, 2022
|_J THEBERGE
“ HOMES
1.1 Planning staff do not support the development as currently proposed. Staff acknowledge there is
potential for intensification at this location but find the proposal’s built form and site layout requires more
consideration to successfully function within this context.
Fotenn A revised approach has been submitted which serves to address the input of the comments.
An improved logic is applied to the development of the lands and a park is now proposed.
1.2 The development should include a park (of a size to meet the Parkland Dedication By-law) and should
consider a mix of units types to improve transition to the surrounding low-rise neighbourhood. Vehicular
access points to arterial roads and surface parking should be minimized. Parking, loading, garage
ramps and other back-of-house functions should be screened from surrounding streets or located inside
buildings.
Fotenn, Theberge A park of 1,390 m2 is now proposed. A mix of units, including townhomes at the ground
level are now proposed. The site accesses have been relocated where appropriate to
reduce interruption and improve safety. Back-of-house functions are further screened by
buildings and landscaping.
1.3 This is a complex project that includes multiple phases. The zoning will need to consider independent
phases and be written to enable the existing plaza to continue without becoming a legal non-complying
use, should a site-specific schedule be employed. Staff appreciate that limits of each phase are shown
on the concept plan, but question how the site will look and how site circulation will occur before full
build out. More discussion on the interim conditions and the timing of park and pathway delivery would
be appreciated.
Fotenn, Theberge Received. Based on a discussion with the file planner, it is currently recommended that the
zoning be divided such that Phase 1 incorporates a site-specific height and setback
schedule. This reflects the imminent timeline of developing Phase 1 through a forthcoming
site plan application. It is recommended that Phase 2/3 be formalized in a separate zoning
through confirmation of the maximum building height, and a holding symbol contingent on
establishment of the City Park. Since this will be a later phase of development, the building
approach may change prior to a Site Plan Revision to establish the Phase 2/3 buildings and
therefore a site-specific schedule is premature. Fotenn will continue to work with the file
planner to establish this zoning framework as the process continues.
1.4 A holding symbol within the zoning may be appropriate to address matters where information will not be
available until a future site plan application.
Fotenn Received - see above comment.
2.1 Please provide a City Park. Fotenn, Theberge A City Park of 1,390m2 is now being proposed as part of this development.
2.1.a Please adhere to the size requirements outlined by the City’s Park’s department. Fotenn See above.
2.1.b Please update the Wind Study to address the provided City Park. Gradientwind To be provided.
2.2 Please provide a stronger transition analysis to address the impact of the proposed heights on
neighbouring low-rise residential.
RLA, Fotenn Sheet A200 and A201 serve to indicate the 45-degree angular plane to adjacent low-rise
development. Sheets A300 and A301 situate the development in the local context and
provide a frame of reference for the height of the podiums and tower placement as it would
be perceived from various points of interest through the community.
2.2.a Illustrate a 45-degree angular plane to the proposed massing for all three buildings, from the existing
stable low-rise areas - located to the south, west and east in accordance with Section 1.17 of the Urban
Design Guidelines for High Rise Buildings.
RLA, Fotenn 45 degree angular plane has been added to the elevation as requested
Page 1 of 10 000041

2.2.b Please illustrate the 45-degree angular plane and cross section from the locations identified below: RLA See reply above.
2.3 Please consider introducing low-rise townhouses or stacked townhouses facing Sunnycrest Drive and
Hillard Ave.
Fotenn, RLA, Theberge Stacked townhouses have been added to the street frontages as requested.
2.3.a This will help to animate these edges and create a stronger transition to the existing established
neighbourhood characterized by low-rise residential. It will also help to avoid a condition whereby the
development turns its back on the context to the south and west.
Fotenn, RLA Noted
2.3.b These townhouses should have pedestrian access to the local road; however, their vehicular access
should still be off of Baseline or Fisher into the underground garage.
RLA Stacked townhouses have pedestian access via walk to the front door. Vehical access
remains internal to the site.
2.4 Consider removing the two 4-storey ends of the “U-shaped” podium on Tower B. Removing these ends
allows space for either more landscaped open space or townhouses on Sunnycrest Drive.
RLA Tower B has been re-designed.
2.5 Please improve vehicular circulation and wayfinding on-site. RLA Vehicular circulation has been re-designed
2.5.a Consider a centralized location for a single vehicular loop for all three buildings (rather than having a
very narrow 3m loop for each individual building). This centralized location will aid in wayfinding on site
as well as provide additional opportunities for site layout in the spaces where the two loops are
removed. For example, for wayfinding, it will be easier for ride-share companies and food-delivery
services to locate the single location on the property to connect with tenants.
RLA Vehicular circulation has been re-designed. Short-term parking (Lay-by's) have been added
to each building entrance.
2.5.b Consider incorporating the drive aisle for the underground parking garage for Tower B and C into
Building C, rather than being a stand-alone structure. The heights proposed are ‘urban’ in nature, and
the rest of the site should reflect this ‘urban’ use of space and not have separate stand-alone vehicular
parking garage entrances.
RLA Vehicular circulation has been re-designed. Both ramps have been placed insde the
buildings.
2.5.C Consider consolidating the entrances on Fisher Ave and removing the southern vehicular entrance on
Fisher Ave. This can be achieved by flipping the vehicular access to underground parking for Tower A
to be on the north side of the building. Consider if someone accidentally drives into the existing
southern vehicular entrance and realizes this is the wrong location - they will need to drive back onto
Fisher and circle an entire block to attempt to enter the correct location.
RLA Vehicular circulation has been re-designed. The majority of vehicles will access Tower A
from the north driveway. The south driveway is necessary for large trucks to exit the site
and will be one-way out. Removing this access point would delete suface parking and
eliminate the majority of soft / hard landscaping from the south courtyard.
2.6 Please increase meaningful landscaping, greenspace, and functional amenity space on site. RLA Noted
2.6.a Please set back the underground parking garage substantially from the lot boundaries to allow for
adeguate soil volumes that will allow for tree growth and survival.
RLA The underground parking structure will be design to allow for adequate soil volume for trees
and shrubs.
2.6.b Staff recommend the zoning details address the setbacks to below grade structures. Fotenn, RLA Noted
2.6.C Provide a greater landscape buffer on the western property line (west of Tower B) to allow for adeguate
soil volumes for the long-term survival of the proposed tree plantings.
RLA Tower B landscape setback is now 7.5m and has no parking garage under it.
2.6.d As the design progresses, please retain the existing City trees along the Sunnycrest Dr and Hilliard Ave
ROW.
RLA Noted
Page 2 of 10 000042

2.6.e Consider that the proposed “POPS” is limited in utility for tenants of the buildings, particularly if its
intended use, as described in the Planning Rationale (p.7), is to serve as an extension of the
commercial patio space. It also requires significant mitigation to address wind concerns, as outlined in
the Wind Study.
RLA There is no POPS planned in the re-design
2.7 Please provide the following information:
2.7.a a. Identify the size of the three tower floor plates. Please note the maximum tower floor plate for a high-
rise residential building should be 750m2 (see S. 2.24 of Urban Design Guidelines for High Rise
Buildings).
RLA Tower floor plate has been added to the Site plan both on the plan and in the stats.
2.7.b Identify the dimension of the step back from the base to the tower component from every side of each
building on the Site Plan. Please note a step back of 3m or greater is encouraged, and the minimum
step back, including balconies, should be 1,5m (see S. 2.29 of Urban Design Guidelines for High Rise
Buildings).
RLA Dimensions have been added as requested.
2.7 c Identify the dimensions between the southern and western lot lines and tower component of Tower A
(tower separation distance from these lot lines) on the Site Plan.
RLA Dimensions have been added as requested.
2.8 Consider design adjustments: RLA Noted
2.8.a Consider inset balconies in areas that may experience higher winds. RLA Noted
2.8.b Consider increased variation in design between the three proposed buildings. RLA Noted
2.8.C Consider opportunities to create more distinction between the ‘middle’ and ‘top’ part of the buildings.
High-rise buildings are to include three distinctive and integrated parts - base, middle, and top (See
S.2.3 of the Urban Design Guidelines for High Rise Buildings).
RLA Noted
2.8.d Consider how highly visible these buildings will be from all directions when proceeding with the design. RLA Noted
2.9 Design Staff support the retention of the existing walkway connecting Hilliard Ave to the subject site.
This walkway connection fosters connectivity from the existing residential neighbourhood to Baseline
and Fisher.
RLA Noted
2.1 Reconsider the phasing of the buildings. It would be preferable for the building at the intersection of
Baseline and Fisher (Tower C) to be built earlier in the phasing (not last) to reinforce the corner. It is
understood why Tower A is intended to be built first to retain the existing building; however, please note
that this would not prohibit the development of a City Park at the same time.
RLA Noted
2.11 A zoning schedule to accompany this amendment should be required to ensure adequate separation
distances, setbacks from lot lines, and step backs in massing, within each phase.
RLA We will be producing a zoning schedule when the design get more formalized
Page 3 of 10 000043

2.12 Please refer to the accompanying
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31 With respect to the proposed re-zoning, a park is a permitted use within the zoning area. Parks and
Facilities Planning (PFP) requires a park block on the southwest side of the development of the site.
Fotenn, RLA Land has been aquired separate from the site on the southwest corner that will act as our
parkland dedication. (#7 and #9 Hilliard Avenure)
3.2 As stated in previous comments, PFP will request land conveyance for parkland dedication in
accordance with the Parkland Dedication By-law through the Site Plan Control application. The total
parkland dedication amount will be taken as one contiguous park block on the southwest side of the
development land on Hillard Avenue.
Fotenn, RLA Noted, please see comment above
3.3 The requested parkland dedication will be tracked through the phased site plan development and will
contribute as land conveyance to a park block in future phase of the development. PFP will coordinate
the inclusion of a condition to this affect in the future site plan agreement.
Fotenn Noted
3.4 Parkland will be located with frontage on the internal street side Hillard Ave. of the proposed residential
development.
Fotenn, RLA Noted, please see comment above
3.5 A pathway link to the park in required between the proposed buildings connecting the park to Fisher
Avenue. See illustration below.
Fotenn, RLA A pathway link has been added as requested
3.6 Dedicated parkland will not be accepted with any encumbrances at, above or below the surface, which
are not solely for the benefit of the park. Please note that the park comments are preliminary and will be
finalized (subject to change) upon receipt of the formal development application.
RLA Noted
Page 4 of 10 000044

3.7 The applicant should be advised that the requirements of the Park Dedication By-Law apply, this
includes Section 5-1(f) which states that the City shall not accept ‘any land containing an easement,
encumbrance, or right-of-use that limit or restrict the City’s use of the land’. For additional clarity, neither
Limiting Distance Agreement nor placement of required building setback from property line, both which
can limit the City’s use and future development of the dedicated parkland, will be permitted or accepted
on the Park or the lands to be dedicated.
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Fotenn A City Park of 1,390m2 is now being proposed as part of this development.
Traffic Signal Design
4.1 Include site accesses in synchro analysis. Anticipated queues at Fisher & Baseline, particularly for the
NBLT, will prevent the proposed accesses on Fisher from operating as full movement. If this is the case,
site trips will need to be reassigned elsewhere.
CGH Site accesses will be analyzed in the site plan application.
4.2 Synchro must include an increase in pedestrian calls, relative to the transit modal share, at Baseline &
Fisher, in order to account for pedestrians accessing the median bus stops.
CGH Synchro has been updated to address this comment.
Transit Services
4.3 The TIA assumes a 2034 build-out year and assumes that the future Baseline Road Rapid Transit
Corridor is constructed by that time. The Transportation Master Plan is currently under review, and the
relative timing of projects may change as a result. Revise the TIA to also include analysis without the
rapid transit corridor to show what impacts will result due to the development under that scenario.
CGH It should be noted that the proposed site is expected to generate additional 58 AM and 70
PM two-way auto trips without the rapid transit. The sensitivity of with/without the BRT is
negligible. Despite this, the analysis of Fisher Avenue at Baseline Road intersection without
Baseline Rapid Transit has been included in Section 10.2.2. Please note that no
background traffic reduction was included as part of the original scenario with the BRT
improvements.
4.4 Table 20 is labelled as being for the peak period, however the numbers appear to match up with what in
other tables is listed as the peak hour. Please clarify the values, as this could change the impact to
transit service note in the TIA.
CGH Table 22 (Table 20 in previous TIA version) has been updated.
4.5 Please provide a table showing the transit trip distribution allocations. Several of the allocations listed in
the Transit heading of Section 11 ]§Summary of Improvements Indicated and Modifications Options," do
not appear to match what is calculated when using Table 20 (trip generation by mode) & Table 15 (trip
distribution). Show the In and Out for each of the AM and the PM in the table.
CGH Table 23 has been added to address this feedback.
Page 5 of 10 000045

4.6 Para Transpo services will have to be accommodated for each of the buildings on-site at site plan.
Confirm if the driveway loops will be accessible for Para Transpo (passenger side door and rear ramp of
the vehicle; lane width; turning radii; and vehicle height clearances jV i.e., if any overhead structure).
And confirm how the commercial customers will access the service (i.e., are there any links through the
building interiors)
CGH Noted. This will be confirmed during site plan.
4.7 The TIA proposes a new full movements access at the south of the site on Fisher. This appears to be
immediately beside and existing driveway (not shown on site plan jV please show on site plan) and is at
the end of the southbound lane taper. Will this access need any road widening on Fisher? Would
adjusting the building access improve the operations (reduce the forecast delay) at the intersection or
along Fisher at this bottleneck?
CGH Site accesses have been revised, the new access on Fisher Avenue is now proposed as an
outbound only. No road widening is proposed as part of the ZBA/OPA. No further access
adjustments are considered necessary to improve the operations along Fisher Avenue
4.8 TIA section 2.2.1 Area Road Network (Existing Conditions) describes Fisher Ave as a two-lane rural
cross-section" but it is wider and urbanized the length of the development site on the intersection
approach to Baseline. It also should include existing transit service along Fisher including bus stops in
both directions in the vicinity of the site. This section also describes Prince of Wales Drive but did not
mention the existing bus service on that road.
CGH Section 2.2.1 is the incorrect section for the transit descriptions and is a summary of the
general road network, per the TIA Guidelines. Section 2.2.5 describes the transit route and
illustrates the nearby stops in Figure 9. Transit stops on the frontage are typically discussed
in Module 4.1 of the TIA during site plan application. Notwithstanding the above, stops along
Prince of Wales Drive are over 800 metres from the site, and are therefore not considered
relevant to the site.
4.9 TIA section 2.2.4 Cycling and Pedestrian Facilities: When were the pedestrian counts conducted? Are
they from the traffic count sample data or were they done separately (i.e., are they impacted by Covid-
19 related travel changes or work from home patterns?)
CGH Pedestrian counts are pre-Covid data and the count dates are summarized in Table 1.
4.10 TIA section 5.1 Mode Shares: Notes site transit mode shares are expected to surpass the TRANS
model suggestion by 10 percentage points as a result of the planned rapid transit corridor. If the corridor
is not constructed within the build-out timeline of this site, what would the projected transit mode shares
for this site be? Would it be the TRANS model % or a different increase over TRANS model data?
CGH The existing average district mode shares by land use for Merivale (unmodified transit mode
shares), which are summarized in Table 9, were used for the sensitivity analysis without the
Baseline rapid transit corridor implementation.
4.11 TIA section 7.2 Demand Rationalization Conclusions: Is it anticipated that residual trip capacity will be
available in the Baseline Road corridor will be available in the form of transit and cycling trips once the
improvements are completed? ”. Transit service in the area would need to be increased to
accommodate the development, therefore the capacity is not residual; it would be new capacity.
CGH It is assumed that after its construction, some amount of the facility's capacity will be
immediately used. Remaining capacity to convey transit trips within the corridor beyond that
amount at that future horizon may, from this frame of reference, be considered residual.
This discussion is a commentary on the ability of the future network to allow for the
movement of people and is not a reference to the empty seats on nor the composition of
buses that may be forecasted at any future horizon. Section 7.2 has been updated to clarify
this reference point.
4.12 TIA section 8.3 TDM Program: The key TDM measures recommended include: Inclusion of a 1-year
Presto card for first time new townhome purchase and apartment rental, with a set time frame for this
offer (e g., 6-months) from the initial opening of the site. There were no townhomes listed in the
development, the suggestion would be to replace with residential or apartment or similar. Also, the set
time frame suggested (6-months from the initial opening of the site) for the provision of the 1-year
Presto card is not appropriate. It should be one 1-year of transit for each residential unit. The details
can be worked out with the developer as part of a Transit Service Strategy in accordance with the
Official Plan. The Owner, together with the City, will determine the method and means by which the
development, as well as adjacent areas, can be efficiently and effectively serviced by transit. The Owner
shall enter into an agreement with the Transit Services Branch, prior to the construction of the
development, to outline the provision of transit service and / or TDM measures. Said agreement shall
include, but not be limited to, the following: establishment of routes and stops and levels of service and
provision and maintenance of stops and turnarounds as applicable. The agreement may include funding
and cost-sharing arrangements and timing and triggers for the transfer of responsibility to City.
CGH Section 8.3 has been updated.
4.13 TIA section 9 Transit: see earlier comments re: table 20 and impacts to trip distribution and additional
resources needs
CGH Table 23 has been added to address this feedback.
Page 6 of 10 000046

4.14 TIA section 9.1 Transit Priority: “Negligible impacts on delay are anticipated on transit movements "
Would this conclusion still be the same if the rapid transit corridor is not constructed by the
development build-out horizon?
CGH Section 10.2.2 provides the sensitivity analysis without the Baseline rapid transit corridor
implementation, and this comment has been address as part of the discussion.
4.15 TIA section 10.2.3 Recommended Design Elements: “No study area intersection design elements are
proposed as part of this study”. Would this still be the same if the rapid transit corridor is not
constructed by the development build-out horizon?
CGH As per the above comment response, this comment has been addressed in Section 10.2.2
4.16 TIA section 11 Summary of Improvements Indicated and Modifications Options: Development
Generated Travel Demand - this section only lists the vehicle trips demand. Should also include all
other modes. Demand Rationalization: Residual trip capacity will be available via the Baseline BRT
corridor for the transit and cycling modes but as noted earlier in these comments and in the TIA itself,
transit capacity will need to be added to accommodate the site (and therefore is new capacity and not
residual)
CGH Section 11 will not be revised. Please refer to Section 5.2 for all travel mode trip generation.
With respect to the capacity analysis for cycling and pedestrians, the capacity of any
dedicated cycling facility far outstrips any actual volumes forecasted on the network. Cycling
capacity not a metric of value and it is more relevant to review the MMLOS style framework
for use comfort and connectivity.
We have noted that Transit Service has begun to provide extensive commentary on TIAs
and requesting significant changes to the transportation review. It is recommended that
Transit Services provide a framework for this additional analysis and an example of the
"ideal" report for the consultant to use. Until that time, only the available direction in the TIA
Guidelines and available tools provided will be used.
4.17 Add information to the TIA to describe the proposed changes to the bus stop and amenities on Fisher
and add dimensions and specifications for the bus stop infrastructure (City standards) to the site plan.
CGH As per the TIA guidelines, this would fall within Module 4.1, and as such, will be provided
during the site plan application.
4.18 Add a legend to the site plan to clarify ground treatments (i.e., what area are concrete, asphalt, pavers,
grass etc.)
CGH Noted. This feedback has been provided to the design team.
4.19 When construction is being planned OC Transpo is to be coordinated with re: impacts to transit and
transit stops in the area.
CGH Noted. This feedback has been provided to the design team.
Transportation- Development Review
4.20 The total numbers for auto driver AM/ PM peak and transit in the AM peak are incorrect. From where
have the pass by trips been reduced.
CGH The total person trip generation has been updated. Pass-by are from existing road volumes
and the changes are illustrated in Figure 14.
4.21 Provide a breakdown of how the volumes for existing land uses were calculated. CGH The existing land uses were generated using the same process as every TIA for the TRANS
2020 methodology. The land uses used included high-turnover (sit-down) restaurant, bank,
fast casual restaurant, fast-food restaurant without drive-through window, medical clinic, hair
salon, toy store, and convenience store.
4.22 Fisher frontage upgrade should also include a cycle track. Please note Fisher is a major cycling route. CGH Agreed that a bike facility would be ideal for Fisher.
In reviewing the Baseline EA and design, no cycling connection was provided for the site
frontage along Fisher and would need to be integrated into the design. Please take this
comment and request to the design team to incorporate the connection and it can be
provided along the frontage to match the intersection treatment.
4.23 At site plan - there is a merge lane on Fisher close to the proposed full movement access, assess how
vehicles will navigate the existing merge lane with the access.
CGH Noted.
5.1 A public sanitary sewer and easement is located on the property; the continued functioning of the
sanitary sewer must be demonstrated at the Site Plan Control stage if it is proposed to be re-located.
McIntosh Perry Understood.
Based on coordination with City of Ottawa staff, the continued functioning of the municipal
sanitary sewer will be demonstrated at the Site Plan Control stage.
5.2 Detailed calculations for the sanitary, storm and water demands will be further reviewed at the Site Plan
Control stage once further information and detailed drawings are provided. The submitted calculations
and summaries are acceptable for re-zoning to proceed.
McIntosh Perry The detailed calculations for storm, sanitary, and water demands will be submitted for City
review to support the Site Plan Control application.
Page 7 of 10 000047

Impact on land:
6.1 The lands owned by Agriculture and Agri-Food Canada (AAFC) west of Fisher Avenue and north of
Baseline Road, being the lands across Baseline from the proposed development, are some of the best
research lands on the Central Experimental Farm (CEF). The land is flat, tile drained and used primarily
by plant breeders to produce new varieties of wheat, oat, soybean and barley. The soil is a fertile clay
loam.
Fotenn Noted. Sheets A400, A401, and A402 indicate the minimal and infrequent shadowing
occurring on the Experimental Farm lands.
6.2 The CEF is both a national historic site and an active agricultural research facility. Fotenn Noted.
6.3 While we recognize that Baseline Road is a Mainstreet Corridor in the City’s new Official Plan, and that
the City’s Transportation Master Plan includes the Baseline Road Rapid Transit Corridor which will bring
further development in proximity to the CEF, we encourage the City to consider holistically the impacts
of development on the CEF, and to use its development review processes to limit the impacts to the
CEF.
Fotenn Noted.
6.4 The 26 and 29 storey apartments will cast a shadow on these lands from May through to September
from the hours of dawn to noon each day.
RLA Noted
6.5 The total amount of light will be reduced on a daily basis. This will impact the agricultural operations of
the CEF, and reduce the best and optimal use of the land.
RLA Noted
6.6 We have shared the proponent’s shadow study with AAFC science staff for review and anticipate
providing you with further comment under future separate cover.
RLA Noted
6.6.a Request: We request the City consider through this application and future development along Baseline,
what site and building design elements (e.g. orientation, floorplate size) can be employed to limit
shadowing on the CEF.
RLA Noted
6.7 In addition to shadow, the construction of underground parking for the apartments may affect water
table levels in the area, and potentially causing drainage issues on the CEF land.
RLA Noted
6.7.a Request: At the time of a future application for site plan approval, we request the City have the
propose design solutions that will ensure there are no impacts to the water table that will affect the CEF
RLA, Theberge Noted
6.8 Informal and unauthorized access across the CEF (i.e. foot traffic cutting through planted fields, and not
along formal road and pathways) is a constant operational challenges at the CEF. The CEF has a
history of installing fencing along Baseline in this area, only to see it cut and pedestrians crossing
through. Increased population density along the CEF’s edges will lead to increases in this activity.
Fotenn Noted.
6.9 While the current application is not responsible for providing CEF fencing or active transportation
connections outside of its site, the City and AAFC share the objectives of the success of the CEF and
providing appropriate opportunities for residents to pass by and through the CEF without negative
impact to the agricultural operations.
Fotenn Noted.
6.9.a Request: We request that the City, in coordination with AAFC and the NCC, conduct a study of
pedestrian and cyclist travel demand across the CEF and propose measures to improve, formalize, and
limit pathways to the designated and appropriate areas of access, supported with proper directional
signage along the CEF.
Fotenn Noted.
7.1 As of June 30, there are 121 respondents on the notification list for this proposal. Staff have complied a
summary of comments in an As We Heard It report, which can be found here:
Fotenn Noted.
Page 8 of 10 000048

7.1.1 Concern 1: Proposed Building Height and Impacts
•Concerned with the building being too tall
•Concerned with the overlook into rear yards
•Concerned with shadows cast on the road, into Experimental Farm
• Concerned with increased height and impacts on bird deaths
• Concerns with wind
• Concerns with liaht oollution. imoact of liaht on houses adiacent to orooosed redevelooment
RLA Noted
7.1.2 Concern 2: Proposed Site Layout
•The tallest tower is too close to the sidewalk
•Will there be exits and entrances on Sunnycrest or Hilliard?
•Concerned with inadequate parking spaces
•No mention of a large fence/wall separating buildings from Sunnycrest and Hilliard
•Is affordable housing proposed?
RLA Noted
7.1.3 Concern 3: Impacts to Trees and Landscaping
•Trees depicted on the side of the road will be destroyed by salt and snow removal
•The landscaping strip along the south property edge should be maintained for replaced with healthy
ones to provide a barrier between the adjacent residential properties and the subject development site
•Soil sensitivity in the area - construction would disrupt the soil potentially impacting growth
RLA Noted
7.1.4 Concern 4: Sewage/Drainage
•How will the sewage system withstand that many tenants?
•Concerned with the change to ground water drainage
McIntosh Perry The capacity of the municipal sanitary system is analyzed by City of Ottawa staff. No
capacity concerns were identified with the added increase in wastewater drainage.
7.1.5 Concern 5: Traffic, Cycling and Walkability
•Concerned with the increase in traffic this development will bring
•Lack of access to the LRT and the limited access to OC transport
•Concerned with turning onto Fisher Avenue from Malibu Terrace due to having only one in and out
exit, concerns with difficulty driving and impacts trying to enter/ exit
•Will there be a signalized intersection or a signalized PXO at Fisher and Malibu Terrace? Concerned
with collisions if people try to cross Fisher at Malibu Terrace. Missing details regarding the Malibu -
Fisher intersection
•Will there be calming measures (e.g. speed bumps)?
•Will there be dedicated bike lanes?
•Will Fisher Avenue and Baseline Road be widened?
•Concerned with vehicle overflow onto residential streets
•Traffic study is outdated - it is from 2016
•Will the pathway for pedestrians and cyclists to the Fisher Heights neighbourhood be removed?
RLA, Fotenn, CGH A revised Transportation Impact Assessment has been submitted based on feedback from
the City. The access locations have also been revised. Interested community members are
encouraged to review the resubmitted materials.
7.1.6 Concern 6: Proposed Density
•The introduction of these residential units is too dense
•Could there be a middle ground between low-rise and high-rise development?
Fotenn Fotenn is working towards the City's intensification targets. Townhouse units are now
proposed to facilitate a transition and provide an improved unit mix.
7.1.7 Concern 7: Loss of Privacy, Construction, Blasting and Noise
•Loss of backyard privacy
•Concerned with construction impacts: noise, dust, detours, lane blockages, vibrations, and seismic
disturbances
•Concerns about waste and noise from HVAC systems
•What is the recourse for damage that mav occur on surrounding properties from construction?
Fotenn, Theberge Standard construction protocol will be followed, including the recompense of any damages
through standard letter of insurance procedures.
Page 9 of 10 000049

Experimental Farm - part 1

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