Beruflich Dokumente
Kultur Dokumente
creating new
possibilities
leader, to effect meaningful change and carry the
conversation to my neighbours, fellow residents, Specifically, we are concerned that the proposed Salvation
and fellow elected officials. Army shelter development has not addressed adequately a
question that the Ontario Municipal Board highlighted in 2004
- Lynn Marchildon, Board Chair of the in an appeal in Toronto which stated: it is valid to question the
Sandy Hill Community Health Centre type of activity to be generated by the use, the intensity of that
activity, and whether the neighbourhood context and the use
are compatible.
addiction program).
30 beds for addiction recovery (Anchorage program).
30 beds for the mens work program. It was inspiring to learn about all the great work
being done in our community to help those who
42 beds for a new flex program (to help homeless men
with developmental challenges). find themselves in the circumstance of poverty.
28 beds for residential life skills program. Collectively, supporting Housing First principles,
60 beds for medical care (to be run by Ottawa Inner City we will end chronic homelessness in Ottawa.
Health).
- Aynsley Morris, Board Vice-Chair of the
Sandy Hill Community Health Centre
From Sandy Hill Community Health Centres (SHCHC) read-
ing of the Salvation Armys application for a minor variance
from the Zoning By-law under Section 45 of the Planning Act,
we assert that the Planning Committee cannot grant this mi-
nor variance change based upon the failure of the applicant to
meet the four minor variance criteria or four tests:
The variance is minor; in this case, the development actu-
ally purposes 7 different uses for the property in question.
The variance is desirable for the appropriate development
or use of the property; in this case, the variance is signifi-
cantly different than all other allowed R4E [1340] devel-
opments within the Vanier community. For example, Billy
Buffet House of Welcome on Granville Street is permitted
under the current zoning use to only have a group home
designation, even though it operates as a mens addiction
stabilization program. Currently it has a permitted use of
10 beds.
profit organizations, outside of our traditional ness members in Ottawa, long been champions for the cause
homeless serving groups, which are ready to
of alleviating chronic homelessness. Through our work, it has
engage in executing the City of Ottawas Plan to
become obvious to us, as it has to a growing numbers of peo-
End Homelessness.
ple because the data is so clear, that an approach known as
Housing First is the best way to move forward. In fact, through
- Kenneth Workun, Board Treasurer of the
Housing First, we believe that not only can we alleviate chron-
Sandy Hill Community Health Centre
ic homelessness, we can eliminate it.
For over the past four years, SHCHC, in partnership with the
Canadian Mental Health Association, Ottawa Branch, with
funding from the Champlain LHIN, has been operating an
intensive case management Housing First Program for 119
chronically homeless individuals. A typical client is a man or
a woman who: has had at least one childhood adverse event
(abuse, severe poverty, attachment disorder), suffers from
depression, anxiety, schizophrenia or PTSD, has numerous
homelessness episodes with at least 2 years of concurrent
homelessness, drinks or uses drugs to the extent that it brings
social or legal problems, has been in jail at least 5 times and
is very institutionalized. At SHCHC we have opened the door to some very
real possibilities that can resolve homelessness in
Research has found that Housing First has a tremendous a compassionate and effective way. It will not only
success rate, so much so that many levels of Canadian gov- make our city a model for how planning, design
ernment have committed to funding Housing First strategies. and caring can dovetail with our humanity, but it
Recently, the federal government committed $2.1 billion over can also be a standard for how the right thing to
11 years toward its Homelessness Partnering Strategy, focus- do can often be the most cost-effective and ethical
thing to do.
ing on Housing First, and it has been reported that the soon-
to-be-announced National Housing Strategy will be based on
- David Gibson, Executive Director of the
the belief that housing is a right. In turn, many municipalities,
Sandy Hill Community Health Centre
including the City of Ottawa, have committed to Housing First
in their 10-Year Housing and Homelessness Plan.
As seen from our Centres progress thus far with our Hous-
ing First program, the City of Ottawas 10-Year Plan to End
Homelessness can be within reach, but it will require unprec-
edented collaboration between all levels of government, the
people need to be counting to reveal the vital derway, but we need to ensure that the capacity of these sup-
importance of people in public space, and make ports grow in step with the creation of new Housing First units.
the case that public life is for everyone and is
possible in every community.
We can end chronic and episodic homelessness. However, it
requires concerted focus and heavy lifting to create a Housing
- Brian Legris, Board Director of the
First systems approach while preserving existing necessary
Sandy Hill Community Health Centre
emergency services. Only by doing this will we be able to re-
duce pressure on our existing homeless system, so that we
are better equipped to work on the causes of homelessness
and on prevention.
strategy that:
continues to make housing contingent upon readiness or
on compliance (for instance sobriety); The importance of early, sustained, and genuine
does not implement the conscientious, explicit and judi- engagement with local communities - residents,
cious use of current best evidence-based best practices in business owners, neighbourhood organizations,
and leaders - to understand their history,
making decisions;
continues to use shelters as more than a 30-day emergen- dynamics and unique needs, challenges and
cy stay for chronic homeless people; opportunities must be the minimum standard for
continues to perpetuate a system that can be character- any city planning decision.
ized as a band-aid solution and a disconnected system of
- Karen McMullen, Board Director of the
crisis response;
Sandy Hill Community Health Centre
continues to warehouse people and create community
ghettos, which can define a community as opposed to in-
tegrating within a community;
continues to treat the problem instead of ending chronic
homelessness, which is far cheaper; and
continues to invest in a housing readiness industry instead
of investing in a permanent Housing First solution.
Maybe its not always trying to fix something City of Ottawa could achieve much more success with simi-
broken. Maybe its about starting over and lar investments through the expansion of the City of Ottawas
creating something better. Housing First program.
Lynn Marchildon,
Chair of the Board of Directors,
on behalf of SHCHC Board of Directors
Hey Lucy, hope things are well. If the committee is considering questions/points made via
email regarding the 333 Montreal Road proposal, I'd like to point out that the Transportation
Impact Assessment document submitted by the Salvation Army doesn't include any estimates
on increased bus usage from shelter residents going downtown via Route 12 to access services
(cited as a reason for the current site).
The Planning Committee has the right to define the scope of any Transit Impact Assessment.
http://documents.ottawa.ca/sites/documents.ottawa.ca/files/tia_guidelines_en.pdf
Quote:
NOTE: The City of Ottawa reserves the right to determine the scope of any TIA study based on its
professional judgement despite these guidelines.
Please ask council to consider asking the Salvation Army to broaden its Transportation Impact
Assessment, so that service provision can be expanded accordingly.
- Adam Drackley
14 November 2017
Planning Committee
City of Ottawa
110 Laurier Ave W, Ottawa ON
Dear Councillors:
Action Sandy Hill (ASH) is writing to express our support for the Vanier and Overbrook Community
Associations in opposing the Salvation Army shelter proposal for 333 Montreal Road.
As our colleagues from other community associations have pointed out; this proposal is inconsistent with
the City of Ottawas own homelessness strategy and Ten Year Plan, which identify Housing First as a
key priority and targets a 40% savings in the funding to emergency shelters by 2024. Housing and
supports are proven to have better outcomes for homeless individuals and to be less expensive.
Relocating an emergency shelter from one neighbourhood to another does not address the issues with
homelessness in our city, nor within the Salvation Armys outdated approach or effectiveness.
In addition, the proposed development is inconsistent with a traditional mainstreet and would undermine
efforts to revitalize this area of our City. The Montreal Road Rideau Street corridor is the gateway to
downtown and Parliament, and the backbone of Ward 12, connecting our various communities. Council
has, through the Montreal Road District Secondary Plan, expressed its goal to Foster development and
redevelopment which complements and improves upon the positive qualities of the existing character
of the District. A mega shelter as proposed would clearly undermine this objective.
We encourage you to oppose the proposed amendments to the official plan and zoning bylaw; and, we
encourage Council to redouble efforts to implement the Ten Year Plan, which commits the City of Ottawa
to a Housing First model.
Sincerely,
E-12
1349/1353
1.8
acres
East;
Cyrville
Cyrville
Ward
11;
T.
Largely
Wagorns
Garage
and
Rons
Car
Cyrville
Rd.
Transitway
Tierney
vacant
Wash
sites
adjacent
to
stop;
Bus
42
Queensway.
E-13
1120
Cummings
2.7
acres
East;
St.
Laurent
Bus
7
Ward
11;
T.
occupied
Ambico
Ltd.
Metal
shop
site
at
Tierney
Donald
and
Cummings.
Owner
is
purportedly
interested
in
selling.
E-14
1178
Cummings
2.8
acres
East;
St.
Laurent
St.
Laurent
Ward
11;
T.
vacant
Adjacent
to
city
right
of
way
into
transitway
Tierney
which
facility
could
expand.
stop;
busses,
7.
14,
19
and
24
E-15
1098
Ogilvy
1.2
acres
East;
St.
Laurent
St.
Laurent
Ward
11;
T.
vacant
Adjacent
to
city
right
of
way
into
transitway
Tierney
which
facility
could
expand.
stop;
busses,
Adjacent
to
E-14
and
E
16.
7.
14,
19
and
24
E-16
1125
Cyrville
1.8
acres
East;
St.
Laurent
St.
Laurent
Ward
11;
T.
Largely
Adjacent
E-14
and
E-15.
transitway
Tierney
vacant
stop;
busses,
7.
14,
19
and
24
E-17
569
Langs
Rd.
1.8
Acres
East:
Montreal
Bus
12
Ward
13;
T.
vacant
Adjacent
to
Montfort
Hospital.
Rd.
Nussbaum
Current
offered
for
sale
through
Avison
Young
LI
-
1
818
Gladstone
4.15
acres
West;
Little
Italy
Gladstone
Ward
14;
C.
Occupied
but
Rochester/CMHC
row
housing
OTrain
stop;
McKenney
slated
for
complex
owned
by
OCH.
SA
bus
85
&
185
redevelopme facility
could
be
part
of
larger
nt
redevelopment.
1
Planning
Rationale,
June
13,
2017,
Fotenn
Planning
and
Design
(accessed
at
http://webcast.ottawa.ca/plan/All_Image%20Referencing_OP%20Amendment%20Application_Image%20Reference_2017-06-20%20Planning%20Rationale%20D01-01-17-
0013.PDF).
2
Not
clear
exactly
what
this
means.
If
interpreted
to
mean
30
minutes
on
foot
from
current
location
in
market,
then
it
would
correspond
to
a
radius
of
approx..
3.2
kilometers.
See
image
below.
Fig.
1:
30-minute
radius
on
foot
(3.2
kilometers)
from
current
Salvation
Army
site
in
Byward
Market.
3
Alternate
Sites
for
the
Salvation
Army,
Alternative
Sites
Working
Group,
Vanier,
last
updated
Oct.
13,
2017
4
http://www.omb.gov.on.ca/e-decisions_old/pl030313_%230569.pdf,
pg.
12
5
Ibid,
pg.
18
I found it interesting that the planning department decided that the noise levels were
satisfactory when
the sites Traffic Noise Assessment clearly states Purchasers are advised that despite
the inclusion of
noise control features in the development and within the building units, sound levels due
to increasing
roadway traffic may, on occasion, interfere with some activities of the facility occupants
as the sound
levels exceed the sound level limits of the City and the Ministry of the Environment and
Climate Change. "
In comparison the 102 Bill Leathem Drive site report indicates that noise levels due to
roadway traffic
over the site will range between 60 and 68 dBA during the daytime period (07:00-23:00)
and between 53 and 60 dBA
during the nighttime period (23:00-07:00)
As both of these reports were furnished by the same firm, Gradient Wind Engineering
Inc.and their daytime and
nighttime max values are virtually identical, for the health and safety of clients and those
involved I recommend
the City of Ottawa prohibit the following uses at this location:
daycare
rooming unit and rooming house
residential care facility
shelter
My Second issue is the city has decided to refuse my request for an Archeological
Assesment 1
https://ottawa.ca/en/city-hall/planning-and-development/official-plan-and-master-
plans/official-plan/volume-1-official/section-1-introduction
I , as well others feel an Archeological assesment 1 is required for this site as the cities
mapping was created over a decade ago and still does not conform to the
archaeological potential criteria currently applied by the Ontario Ministry of Tourism,
Culture and Sport. This is confirmed in reports accepted by the City
http://webcast.ottawa.ca/plan/All_Image%20Referencing_Zoning%20Bylaw%20Amend
ment%20Application_Image%20Reference_D02-02-13-
0143%20Archaeological%20Resource%20Assessment.PDF
Page 22 of the
ADAMS HERITAGE
3783 Maple Crest Court,
RR#1 Inverary, Ontario K0H 1X0
Phone (613) 353 1463 Fax (613) 353 1463
ArchaeologyReports@ontario.ca
The Provincial Policy Statement, 2005 includes strong policy direction to protect the
provinces natural
heritage, water, agricultural, mineral, and cultural heritage and archaeological
resources. The protection
of these important resources will help ensure Ontarios long-term prosperity,
environmental health and social
well-being.
Areas of archaeological potential:
means areas with the likelihood to contain archaeological resources. Criteria for
determining archaeological
potential are established by the Province, but municipal approaches which achieve the
same objectives may
also be used. Archaeological potential is confirmed through archaeological fieldwork
undertaken in accordance
with the Ontario Heritage Act
Pestka, J.M., F. Barvencik, F.T. Bell, R.P. Marshall, E. Jopp, A.F. Schilling, A.
Bauerochse, M.
Fansa, K. Pscher and M. Amling
2010 Skeletal analysis and comparison of bog bodies from northern European peat
bogs.
Naturwissenschaften 97:393-402.
Hundreds of wooden artefacts from c.500AD in the early Vanvizdino culture were
preserved in an
oxbow peat bog in the Vychegda Basin near Lake Sindorskoye, Russia (Burov 2008:54)
several human remains have been preserved in peat environments in
Europe (Lobell and Patel 2010:22-29; Pestka et al. 2010)
Hello Erin
Archaeological Potential
The City of Ottawas Archaeological Potential mapping does not indicate a small area
of archaeological potential within the 333 Montreal Road site but as stated by numerous
other
Stage 1 Archaeological Assessment's in the area that the city has accepted . this
mapping was created over a decade
ago and does not conform to the archaeological potential criteria currently applied by
the Ontario
Ministry of Tourism, Culture and Sport.
In determining archaeological potential for this property, therefore, a number of
characteristics are to be considered. In general, these conform to the basic key
archaeological site potential criteria identified by the Ontario Ministry of Tourism,
Culture and Sport and described in their primer document (MTC 1997) and
reemphasized
in the recent Standards and Guidelines for Consultant Archaeologists
(MTC 2011).
AccordingtoMTCSs2011StandardsandGuidelines
the following are characteristics that indicate archaeological potential:
C Previously identified archaeological sites.
C Water sources. It is important to distinguish types of water and
shoreline, and to distinguish natural from artificial water sources, as
these features affect site locations and types to varying degrees:
- primary water sources (lakes, rivers, streams, creeks)
- secondary water sources (intermittent streams and creeks,
springs, marshes, swamps)
- features indicating past water sources (e.g., glacial lake
shorelines indicated by the presence of raised sand or gravel
beach ridges, relic river or stream channels indicated by clear dip
or swale in the topography, shorelines of drained lakes or
marshes, cobble beaches)
- accessible or inaccessible shoreline (e.g., high bluffs, swamp or
marsh fields by the edge of a lake, sandbars stretching into
marsh).
C Elevated topography (e.g., eskers, drumlins, large knolls, plateaux)
C Pockets of well drained sandy soil, especially near areas of heavy soil or
rocky ground
C Distinctive land formations that might have been special or spiritual
places, such as waterfalls, rock outcrops, caverns, mounds, and
promontories and their bases. There may be physical indicators of their
use, such as burials, structures, offerings, rock paintings or carvings.
C Resource areas, including:
food or medicinal plants (e.g., migratory routes, spawning areas,
prairie), scarce raw materials (e.g., quartz, copper, ochre )
C Areas of early Euro Canadian settlement. These include places of early
military or pioneer settlement (e.g., pioneer homesteads, isolated cabins,
farmstead complexes), early wharf or dock complexes, pioneer churches
and early cemeteries. There may be commemorative markers of their
history, such as local, provincial, or federal monuments or heritage
parks.
C Early historical transportation routes (e.g., trails, passes, roads, railways,
portage routes)
C Property listed on a municipal register or designated under the Ontario
Heritage Act or is a federal, provincial or municipal historic landmark or
site Property that local histories or informants have identified with
possible archaeological sites, historical events, activities, or occupations.
MTCS Standards and Guidelines for
Consultant Archaeologists (2011)
Pre-Contact and Post-Contact Archaeological Sites
Based on these criteria, some archaeological potential for pre-Contact and postContact
archaeological sites is deemed to exist, since portions of the study area lie
within less than 300 metres of a former Rideau River tributary.
Although the likelihood of archaeological sites being present in the area is minute,
these areas cannot be exempted from archaeological testing and will require a Stage 1
field investigations (S & Gs 1.4.1c).
Yours Truly
Bryan Murray
D02-02-16-0088
Ward 12 - RIDEAU-VANIER - Mathieu Fleury
Received 2016-10-19
Updated 2016-11-30
http://webcast.ottawa.ca/plan/All_Image%20Referencing_Zoning%20Bylaw%20Amend
ment%20Application_Image%20Reference_D02-02-16-
0018%20STAGE%201%20AND%202%20ARCHAEOLOGICAL%20STUDY.PDF
http://webcast.ottawa.ca/plan/All_Image%20Referencing_Zoning%20Bylaw%20Amend
ment%20Application_Image%20Reference_D02-02-14-
0040%20Archaeological%20Resource%20Assessment.PDF
STAGE 1 ARCHAEOLOGICAL ASSESSMENT
OF CHAUDIERE AND ALBERT ISLANDS
PART LOT 40, CONCESSION A
OTTAWA FRONT
GEOGRAPHIC TOWNSHIP OF NEPEAN
FORMER COUNTY OF CARLETON
NOW IN THE CITY OF OTTAWA, ONTARIO
ArchaeologyReports@ontario.ca
The Provincial Policy Statement, 2005 includes strong policy direction to protect the
provinces natural
heritage, water, agricultural, mineral, and cultural heritage and archaeological
resources. The protection
of these important resources will help ensure Ontarios long-term prosperity,
environmental health and social
well-being.
Areas of archaeological potential:
means areas with the likelihood to contain archaeological resources. Criteria for
determining archaeological
potential are established by the Province, but municipal approaches which achieve the
same objectives may
also be used. Archaeological potential is confirmed through archaeological fieldwork
undertaken in accordance
with the Ontario Heritage Act
-------------------------------------------------------------------------------------------------------------------
MARCH 28 , 2017 Planning Committee
http://ottwatch.ca/meetings/meeting/6976
OFFICIAL PLAN AND ZONING BY-LAW AMENDMENTS 102 BILL LEATHEM DRIVE
ACS2017-PIE-PS-0041 GLOUCESTER-SOUTH NEPEAN (22)
http://app05.ottawa.ca/sirepub/cache/2/oyjnsz1jb2rjhbpkjans32za/43465611062017120
752721.PDF
1
Report to
Rapport au:
Planning Committee / Comit de l'urbanisme
March 28, 2017 / 28 mars 2017
and Council / et au Conseil
April 12, 2017 / 12 avril 2017
Submitted on March 8, 2017
Soumis le 8 mars 2017
Submitted by
Soumis par:
Lee Ann Snedden,
Acting Director / Directrice par intrim,
Planning Services / Service de la planification
Planning, Infrastructure and Economic Development Department / Direction
gnrale de la planification, de linfrastructure et du dveloppement conomique
Contact Person / Personne ressource:
Mike Schmidt, Planner II / Urbaniste II, Development Review West / Examen des
demandes d'amnagement ouest
(613) 580-2424, 13431, Mike.Schmidt@ottawa.ca
Ward: GLOUCESTER-SOUTH
NEPEAN (22) / GLOUCESTERNEPEAN
SUD (22)
File Number: ACS2017-PIE-PS-0041
SUBJECT: Official Plan and Zoning By-law Amendments 102 Bill Leathem
Drive
OBJET: Modifications au plan officiel et au Rglement de zonage 102,
promenade Bill Leathem
REPORT RECOMMENDATIONS
1. That Planning Committee recommend Council refuse an amendment to
Zoning By-law 2008-250 and an amendment to the City of Ottawa Official
2
Plan to permit the development of a multi-purpose facility which is
proposed to include place of worship, place of assembly and community
centre uses in the Ottawa Airport Operating Influence Zone.
http://app05.ottawa.ca/sirepub/agdocs.aspx?doctype=agenda&itemid=360186
AGENDA 48
13.
OFFICIAL PLAN AND ZONING BY-LAW AMENDMENTS 102 BILL LEATHEM DRIVE
COMMITTEE MEETING INFORMATION
Delegations: Two delegations.
Debate: The Committee spent two hours and 10 minutes on this item.
Vote: Planning Committee CARRIED this item, on a division of 9 yeas and 1
nay, with an amendment
to replace the staff recommendation.
Position of Ward Councillor: Councillor Qaqish is not a voting member of the Planning
Committee but spoke at
Committee in support of the application
Position of Advisory Committee(s): None
http://ottwatch.ca/meetings/file/440871
http://app05.ottawa.ca/sirepub/agdocs.aspx?doctype=agenda&itemid=360187
attachments
20170911_094847
20170912_205537
20170921_125601
My name is Gillian Kirkland and I am a citizen of Ottawa and a resident of Vanier. I welcome
the opportunity to address the planning committee on issues related to the zoning of
Montreal road.
Montreal road is the main street of our community. The main street of a community is like
the heart of a body. It is the centre to which the life blood of the community flows and
where each of the parts can interact with the whole. In a healthy community, it is where
neighbours reconnect and do business.
But Vanier's heart is sick. It is overburdened by pawn shops and money changers, along with
a bingo hall and strip club. This creates an environment that most of the residents seek to
avoid. As a consequence, it has become a sort of dead zone where criminal activity of every
kind can flourish.
To help the people in need who are already part of our community, and to whom many of us
have shown great compassion, we need to be enabled to create an environment that offers
hope for a better future, a future that includes small-scale supportive housing, not a mega-
shelter.
Please allow me to quote from the Mental Health Commission of Canadas 2016 final report
entitled At Home/Chez Soi. It states:
Je suis reconnaissante davoir cette occasion de discuter dun zonage plus appropri pour le
chemin Montreal.
Premirement, nous avons besoin d'interdire d'autres prteurs sur gage ou usuriers d'ouvrir
leurs portes sur notre rue principal car nous avons la distinction d'avoir la plus haute
concentration de ces commerces dans tout le pays.
(https://www.ottawacommunitynews.com/news-story/6305902-acorn-wants-tighter-
control-over-where-payday-loan-outlets-operate/)
Deuximement, nous avons besoin de nous assurer que des entreprises telles que la salle de
bingo et le bar strip tease ne puissent pas transmettre leurs licences de futures
propritaires.
Finalement il nous faut investir dans des lieux de rassemblement communautaire ou nous
pouvons mieux nous connatre et btir ensemble la communaut que nous souhaitons tous.
Some have suggested that this public consultation is a democratic farce, and that the
decision of this committee has already been made. Be that as it may, the people of Vanier
will not stand by silently as our rights are trampled once again for the sake of a misguided
Band-Aid solution to a complex problem.
The frustration you hear expressed today is not new. In fact it has been building for decades.
While Hintonburg was getting a new aquatic complex, we were left to our own devices to
deal with the contaminated soil in our yards; when the glebe was getting a modernized
Landsdowne Park, we were picking up syringes in our children's playgrounds; and as Orleans
witnesses the construction of its very own light rail station, we are here, fighting against a
mega-shelter being foisted upon us in the heart of our community.
With all due respect, Madam Chair and committee members, we are not second class
citizens; we are not a convenient little dumping ground for all of the citys problems; and we
are certainly not interested in returning to office those who continue to let us down time
and again.
Montreal Road is our main street and the heart of our community, and what that heart
needs to regain its strength and its dignity is nowhere to be found in a mega-shelter.
Thank you.
JeanCloutier
Monpouseetmoinesommespasdesspcialistesdudomainedesservicessociaux,ni
delurbanismenidequestionsdezonage.Noussommestoutsimplementdesrsidents
delonguedatedeVanier.NoushabitonsaucoindesruesHannahetCarillondepuisplus
de40ans.
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dansmafentre,surmagalerie,dansmacour,surmontrottoir.Cequejevois
toujours:prostitution,transactionsdedrogue,violence,arrestations.Lelongdenotre
maison,nousavonstrouvdesseringues,descondomsusags.
Dansmafentre,jevoisaussi,lavieordinairedesgensdemonquartier.Lesgensqui
vontautravail,lesjeunesquivontlcole,desgensquipromnentleurchienetqui
noussaluentgentiment.Laviesimpledecequartierquejaime.JaimeVanier.Pourtant,
uneseulersidenceouunseulappartementoccuppardesprostituesoudesdrogus
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cohabitentavecnoussontsouventesclavesdeladrogueouduproxntisme.Biensr,
ilsontledroitdevivreetdtreaids,maislesontilsadquatement?
Nousavonsnousmmes,aucoursdunepriodede6mois,tvictimesdedeux
cambriolagesavecentrespareffractioncommisparunrsidentdeVanier.Une
troisimetentativeachougrceausystmedalarmequenousavonsinstall.Sans
compterlamultitudedepetitsvolsdansnosvoituresoulextrieurdenotremaison;
chaisesdejardin,potsdefleurs,etc
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qui,notreavis,vontsamplifieraveclaconstructiondumgarefugepropospar
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Hi Lucy,
I was told that I could write in regarding the proposed move of the Salvation Army Shelter.
I know a lot of people are angry and against it coming to Montreal rd. but I am in support of it
moving to Vanier.
I live in Vanier, on and while there are challenges that will need to be
overcome I think there is no reason it cannot be moved to the proposed location besides the
classic not in my backyard argument. It is far enough from the downtown to alleviate a lot of
traffic but still close enough to access resources there and the 12 Bus goes right down Montreal
rd.
I used to live in Lowertown and was in the Byward Market quite often at that time. One is often
tripping over people living in the various shelter. It was also dangerous for my friends who
worked at the Menchies and other stores that closed at 10 or 11pm and had to walk through the
Market passed the various shelters.
I think the Market is shouldering more than its fair share of the programs and shelters and it is
time for Vanier to help support those with Addictions and homelessness.
Jared Andrew
From: O"Connell, Erin
To: Ramirez, Lucy
Cc: Duffenais, Melody
Subject: FW: Plan d"amnagement de l"Arme du salut
Date: Wednesday, November 15, 2017 7:51:25 AM
FYI
Bonjour madame,
Je suis un rsidant du quartier Castle Heights, juste au sud du quartier vis par les plans
de l'Arme du salut d'y amnager ses nouvelles installations. Je m'oppose ces plans. Ce
refuge propos n'a pas sa place dans ce quartier, et srement pas sur le chemin de
Montral. Si le plan d'amnagement est modifi pour une aussi << grosse >> exception,
cela mettra en doute la fiabilit au plan d'amnagement de la ville pour l'avenir.
Il est impensable, mon avis, que le conseil accepte de modifier son plan d'urbanisme
pour un projet qui est aussi mal adapt au quartier et qui risque d'affecter ngativement la
vie communautaire de plusieurs lorsque si peu peuvent possiblement en profiter.
Merci.
Marek
From: Mariette Lachance
To: Ramirez, Lucy
Subject: Opposition au projet de construction de l"Arme du Salut au 333 chemin de Montral -
Date: Tuesday, November 14, 2017 5:56:51 PM
Madame,
Je veux d'abord clarifier que mon opposition n'est pas contre les utilisateurs des services de
l'Arme du Salut. Ces services sont ncessaires et je les supporte entirement. Par contre, le
modle propos par l'Arme du Salut pour leur venir en aide est contreproductif. Il va l'encontre
de plusieurs tudes qui ont t faites qui dmontrent que ce modle de mga refuge est dpass
ce que l'Arme du Salut refuse de reconnatre. De plus, l'Arme du Salut n'a jamais vraiment t
l'coute des proccupations des rsidents et refuse de tenir compte de l'impact social et
scuritaire que ce projet aurait sur la communaut du quartier Vanier.
Je suis une fire rsidente de Vanier depuis plus de 30 ans. Les efforts qui ont t dploys par
la communaut, le milieu des affaires, la ville ainsi que par les services dj installs dans le
quartier de Vanier pour amliorer la vitalit du quartier vont tre srieusement affaiblies par la
propositon de l'Arme du Salut.
Je vous remercie l'avance et je vous prie de transmettre mes commentaires aux membres du
Comit de l'urbanisme qui tudie prsentement la demande drogation.
Mariette Lachance
Philippe Denault
Presentation to Planning Committee, City of Ottawa
November 15, 2017
Salvation Army Development Application, 333 Montreal road
[SLIDE 1] - INTRODUCTION
That said, City staff admitted in their report (p. 14) that zoning
and policy tools are often reviewed when triggered by site
specific application. Shelter use would not be permitted on a
traditional main street because such application didnt exist in
2008.
City staff concluded that, in this case, only the design built is
relevant to public safety, and that the facility has been
designed in a manner to mitigate land useimpacts, i.e.
impacts of a shelter.
((Art 1.1 of the OP is also very clear that the City of Ottawa
shall have regardto the protection of public health and
safety.))
If you look at it carefully, you will notice that all the safety
features are offering protection for staff or clients only.
So, I claim that impacts of land use on public safety has not
been considered properly and the mitigation of these impacts is
minimal.
There are three parks with play structures very close to the
facility (arrows)
There are multiple empty spots that homeless may also occupy
in the vicinity.
In other words, land use in this case implies numerous risks not
only for seniors, kids, shoppers or drivers, but also for clients
themselves.
TABLE OF CONTENTS
1
The Vanier Zoning and By-Laws Committee Chair is Peter Kucherepa, Barrister & Solicitor. Members listed in Annex G. The author rendered
this report under his own volition. The report reflects personal research and does not reflect the interests, positions or policies of his
employer(s), any level of government nor organizations to which the Chair or any members are affiliated, or not. Mr. Kucherepa can be
reached at . The author acknowledges the support from community organizations and individuals, including Councillor
Mathieu Fleury for support and information.
CITY OF OTTAWA ZONING IMPLICATIONS OF THE SALVATION ARMY SHELTER PROPOSAL PAGE 2
Executive Summary
The Salvation Army proposal to locate a mega shelter at 333 Montreal Road is in conflict with laws and
policy principles outlined in the Ottawa Official Plan, city planning reports on shelters, and the city
zoning by-laws. As a consequence, it is recommended that the City of Ottawa not accept the planning
rationale provided nor provide non-confirming rights for this development to occur at the proposed site.
First, the proposal violates the City of Ottawa Official Plan as the shelter accommodation is not
designed in a manner compatible with the general area. If the shelter proposal violates key tenets of
the plan, including the Montreal Road District Secondary Plan, and jeopardizes economic diversity and
development in Vanier. This provides a compelling community objection to the proposed development
Second, the proposal violates all shelter zoning regulations in the city. The proposal is seeking an
exception to the rule that shelters are not permitted on Traditional Mainstreets. The reasons outlined in
the Salvation Army proposal only benefit the proposal itself, not the main street community.
Furthermore, given the existence of other shelters in Ward 12, abiding by the city definition of shelter
the proposal exceeds both the maximum number of shelters and the shelter minimum distance rules.
The applicants proposal is in direct and blatant violation of the city shelter rules and community
planning principles. As such, the City of Ottawa should not provide a positive recommendation to the
Salvation Army proposal.
A memorable maxim of Lord Denning, perhaps the greatest English judge of the century, is that where
there is a rule there is a remedy; the most equitable remedy in this scenario is a denial of the
application, and not permitting exceptions to the rules. Any decision to the contrary provides a clear
cause of action for appeal to the Ontario Municipal Board.
CITY OF OTTAWA ZONING IMPLICATIONS OF THE SALVATION ARMY SHELTER PROPOSAL PAGE 3
The Salvation Army is proposing to build one of the largest shelter facilities in Canada at 333 Montreal
Road.2 The planning rationale for the proposal includes the construction of a new 9,600 square metre
facility that will offer temporary residential accommodations including short term emergency
accommodation for those who are homeless.3 This proposal includes 140 emergency shelter beds and
210 beds for a variety of uses, including addiction programs and longer term social housing.4 Of
these 210 beds, 38 are considered overflow if the 140 emergency shelter beds prove insufficient to
meet demand.5 In all, this 350 bed facility is seven times larger than the average shelter size in Canada,
creating, in effect an unprecedented super shelter. 6
The applicant acknowledges that the proposed development includes a shelter but caveats that it
consists of innovative services and holistic approach that go beyond the traditional definition of a
shelter.7 However, as the facility includes a shelter the facility, as a whole, attains the clear legal
definition of a shelter. 8
The applicant further seeks a single zoning exception for this development, that is the rule that does
implicitly permit shelters may be located on Traditional Mainstreets in accordance with City of Ottawa
Zoning By-law Policy 4 of Section 3.1. 9
Implications under the Planning Act & City of Ottawa Official Plan (2003)
The Planning Act10 policy interpretation note outlines a fiduciary responsibility for the City of Ottawa to
undertake planning considerations that ensure strong and healthy communities. 11
The Ottawa Official Plan outlines overall land use policies to achieve healthy, sustainable, inclusive
communities while retaining and enhancing downtown cores so as to achieve a vibrant yet safe
downtown - one which is economically and socially healthy.12 The Plan provides guidance to the City of
Ottawa to ensure that development projects and policy decisions have a generally positive effect on the
communities in which they impact. This means that policy decisions must enable the sustainable socio-
cultural and economic fulfillment of the concerned communities while further ensuring sustainability.13
2
City of Ottawa. Salvation Army New Facility Development Application - Montreal Road http://ottawa.ca/en/city-hall/public-
engagement/planning-and-infrastructure/salvation-army-new-facility-development-application-montreal-road
3
Salvation Army Proposal (Planning Rationale) 333 Montreal Road. June 13, 2017. [Salvation Army Proposal] See.
http://webcast.ottawa.ca/plan/All_Image%20Referencing_Site%20Plan%20Application_Image%20Reference_2017-06-
20%20Planning%20Rationale%20D07-12-17-0077.PDF
4
Ibid.
5
Ibid.
6
The National Shelter Study reports that the average size of a homeless shelter in Ontario constitutes 51 beds. See: Aaron Segaert,
Homelessness Partnering Strategy: The National Shelter Study: Emergency Shelter Use in Canada 2005-2009. Homelessness Partnering
Secretariat. Human Resources and Skills Development Canada 2012. It is also larger than the Montfort hospital
http://homelesshub.ca/sites/default/files/Homelessness%20Partnering%20Secretariat%202013%20Segaert_0.pdf
7
Supra, Salvation Army Proposal
8
Supra. Ottawa Official Plan. See section entitled Separation distance between shelters for a clear legal definition of a shelter in accordance
with city of Ottawa by-laws.
9
Supra. Salvation Army Proposal, P. 3, P.22
10
Planning Act, R.S.O. 1990, c. P.13 https://www.ontario.ca/laws/statute/90p13
11
Provincial Policy Statement Under the Planning Act. 2014. [Planning Act Guidelines] Part V. Ministry of Municipal Affairs and Housing
Provincial Planning Policy Branch. http://www.mah.gov.on.ca/AssetFactory.aspx?did=10463
12
City of Ottawa. Report to Planning and Environment Committee and Council 22 May 2008 Submitted by: Nancy Schepers, Deputy City
Manager, Planning, Transit and the Environment Urbanisme [City Report, 2008]. Ref N: ACS2008-PTE-PLA-0011 Source :
http://ottawa.ca/calendar/ottawa/citycouncil/ec/2008/06-10/ACS2008-PTE-PLA-0011.htm
13
The Official Plan is one of the most important tools a City has to demonstrate a commitment to sustainability. This plan has sustainability as
its primary goal where sustainable development is defined as development that meets the needs of the present generation without
compromising the ability of future generations to meet their own needs.
CITY OF OTTAWA ZONING IMPLICATIONS OF THE SALVATION ARMY SHELTER PROPOSAL PAGE 4
The plan further includes a policy interpretation note by city of Ottawa officials (2008) (City Report),
concerning policies regarding shelter locations within the city.14
The Planning Act guidelines outline that the City of Ottawa must avoid
development and land use patterns which cause public health and
According to a City Report,
safety concerns.15 the proposed site is likely to
increase drug trafficking,
The Guiding Principles of the Official Ottawa Plan, present that the drug abuse, and illegal acts
object of the plan is to provide the orderly development of safe and near shelters. A proposed
healthy communities.16 A fundamental policy objective of the act is mega shelter will only
that a clean and healthy environment and a strong economy are increase this problem while
inextricably linked to strong communities. 17 making existing shelters
less effective, resulting in
higher enforcement and
Regarding community safety, the City Report notes that a
social costs to the city.
concentration of shelters increases drug trafficking, drug abuse, and
illegal acts as they occur adjacent to the shelters.18 The report further
provides that a concentration of negative impacts, worsens the health
and safety situations of both the homeless and at-risk, as well as
increases safety concerns of the residents, particularly in communal areas, such as streets, sidewalks,
stores, parks and schools. 19
The Salvation Army proposal acknowledges the issue of public safety of shelters.20 However, it attributes
the safety risk to a perceived over-concentration of social services within Ward 12 and, more
particularly, the current distribution of shelters, drop-in centres, and residential care facilities within the
ward.21 As such, it attempts, ineffectively, to argue, that building the facility at the proposed site at 333
Montreal Road would reduce negative safety impacts to the community. The proposal would introduce
350 men, many with mental health and addiction problems, into the centre of a residential community.
The proposal further admits that the facility provides no security off-site; beyond police involvement no
processes are suggested to ensure the safety of the community22. No security is outlined be provided
for Montreal Road frontage.
Concerning community health, the proposal further implies that an additional shelter in Ward 12 will
result in greater community health, specifically, highlighting that it will provide housing and support for
some of the most vulnerable members of the community.23
14
Ibid.
15
Supra, Planning Act Guidelines. Part V. P.6. See also The Role of the Official Plan. http://ottawa.ca/en/node/1009710#1-1-role-official-plan
16
Ottawa Official City Plan. Section 1 - http://ottawa.ca/en/node/1009710
17
Supra, Planning Act Guidelines
18
Supra, City of Ottawa Report, 2008
19
Ibid.
20
Supra, Salvation Army Proposal. P. 26.
21
Ibid.
22
See Salvation Army Information Site www.333montrealroad.ca. FAQ section.
23
Ibid.
CITY OF OTTAWA ZONING IMPLICATIONS OF THE SALVATION ARMY SHELTER PROPOSAL PAGE 5
The Salvation Army proposal would not advance health and safety in Vanier. It deviates from the policy
objectives of public health and safety of the Vanier Community under both the Planning Act and the City
Official Plan.
The proposal would very likely increase crime levels in an area that already a higher crime rate per
capita than most other communities in the city. The introduction of a very large number of high-risk,
vulnerable people into the proposed location would undoubtedly increase the risk of spill over into
the broader Vanier community. This would increase issues such as prostitution, vagrancy, drug
trafficking and use, personal and property crime, petty crime, pan handling, as troubled people commit
crimes to finance their addictions and life-style. All of this would be compounded by the sheer size of
the super shelter facility proposal.
It is respectfully submitted that it is not a concentration of shelters that correlates to high crime areas,
but the existence of shelters in sensitive economic areas, which results in higher crime. The proposed
site is adjacent to a plethora of pay-day loan centers, pawn shops and marijuana dispensaries,
proliferating crime and reducing community health and wellness.24 Further, the proposed site is on a
Mainstreet, thereby increasing passing pedestrian engagement in crime related activities. According to
City of Ottawa Police crime trends, the overall crime rate of Ward 12 Rideau-Vanier has increased 11% in
2015-16.25
The proposal will also negatively affect pre-existing community support services in Vanier. A
proliferation of low income persons in an already economically sensitive area would negatively affect
the rehabilitation prospects of people already in existing shelter facilities. There are 25 low income /
affordable housing facilities that serve 386 residents in Vanier to address social challenges (see Annex
E). Exposing these 386 residents to additional risk factors of drug availability and addiction influences,
money laundering opportunities (via payday loan centers), and crime facilitators is not constructive to
on-going rehabilitation services.
In fact, a 2006 study by the City of Ottawa provides that studies exist which indicate that at-risk
populations are able to function more effectively and integrate more successfully into their communities
when they are housed in smaller units in dispersed areas, rather than concentrated into large buildings
in a limited number of neighborhoods. 26 It further provides that the risk of relapse into addictive and
other difficult behaviors is reduced when clients are not grouped together in large numbers.27 As such,
the proposed site actually reduces the capacity for the Salvation Army to achieve its mandate and
further negatively affects other nearby shelters and support services in achieving their objectives.
In summary, the Salvation Army proposal did not consider the impact of a mega shelter on community
safety. Furthermore, the Salvation Army proposal erred in holding that an addition of a mega-shelter, in
an area which already contains a proliferation of shelters and support services, would not contribute to
24
Peter Kucherepa. Municipal Policy Options to Address the Proliferation of Payday Loans and other Predatory Lenders in Ottawa. 2016. The
paper provides that a concentration of payday loan centers increases the propensity of local crime.
https://www.dropbox.com/s/kxboph19g6bzt8z/Pay%20day%20Loan%20Paper%20V15.pdf?dl=0
25
Ottawa Police 2015 - 2016 Crime Trends Ward 12 - Rideau-Vanier https://www.ottawapolice.ca/en/annual-
report/resources/Crime_Stats/Ward_12-Rideau-Vanier.pdf
26
City of Ottawa Planning and Environment Committee. Regulation of Special Needs Housing in Rideau-Vanier. 28 Aug. 2006. Ref N: ACS2003-
CCS-PEC-0011 [Shelter Separation Distance Report] http://ottawa.ca/calendar/ottawa/citycouncil/pec/2006/09-12/ACS2006-CCS-PEC-
0011.htm
27
Ibid.
CITY OF OTTAWA ZONING IMPLICATIONS OF THE SALVATION ARMY SHELTER PROPOSAL PAGE 6
Under the Planning Act guidelines, the City of Ottawa must consider the well-being of the municipality,
in accommodating an appropriate range and mix of residential and institutional spaces to meet long
term needs.28
The Official Plan further outlines an objective to ensure a wide range of affordable housing into all
neighborhoods to meet the varied needs of the community housing policies support increased
availability of affordable housing and address the integration of a range of housing into all
neighbourhoods to meet the varied needs of all household types including families, seniors and young
people.29
This principle contains two main policy objectives: first to ensure an equitable distribution of shelters
across the city of Ottawa, reducing a proliferation in low income areas, and second to ensure that any
development has a positive impact upon the needs of individual communities.
A 2006 City of Ottawa Study found that Ward 12 contains the highest concentration of homeless
shelters, the most Ottawa Community Housing Centers and the most confirmed rooming houses with
the lowest average income.30 In fact, the report adds Rideau-Vanier has an excessive concentration of
special needs housing, rooming houses (both legal and illegal), halfway houses, soup kitchens, shelter
accommodations which in turn exacerbates a host of social problems.31
According to the City Report, a proliferation of shelters lowers health and safety of both the homeless
and those at risk, undermining the reformation objectives of individual pre-existing shelters.32 The
policy objective of reducing the number of shelters in Ward 12 is to permit a more equitable distribution
of shelters, group homes, community health and resource centers, and residential care facilities.33
According to the City Report, a concentration of social services leads to fewer positive impacts for both
residents as well as for those seeking the social service.34
28
Supra, Planning Act Guidelines. Part V. P.6
29
Ibid. See also See also The Role of the Official Plan. http://ottawa.ca/en/node/1009710#1-1-role-official-plan
30
Supra, Shelter Separation Distance Report
31
Ibid.
32
Supra, City of Ottawa Report, 2008
33
Ibid.
34
Ibid.
CITY OF OTTAWA ZONING IMPLICATIONS OF THE SALVATION ARMY SHELTER PROPOSAL PAGE 7
As the proposed site is on Montreal Road, the border of Vanier North and Vanier South, the following
table provides comparative charts of housing options in Vanier (North and South) as compared to the
remainder of the city.35
Vanier, as a whole (both North and South), contains nearly double the city average in number of social
housing availabilities, almost three times the number of affordable housing unit, three times more
rooming houses, and double the tenants, than the city averages. Furthermore, the percent of low
income residents is double the city average. As such, Vanier contains a disproportionate amount of
affordable city housing options.
The following above statistics on pre-existing housing conditions demonstrates that any additional low-
income housing or shelter options in Vanier will further derogate Vanier from attaining city averages on
affordable housing options.
The Salvation Army Proposal provides detailed information of emergency housing solutions, including
emergency accommodation, state-of-the-art housing facilities, day programs, and services to serve the
most vulnerable families and individuals in our community.36
The proposal does not address the concentration of low income housing in the targeted community of
Vanier. The Salvation Army proposal would concentrate low income residential facilities in Vanier, not
attain a diversification of affordable housing options that support community needs. The Salvation Army
proposal clearly contradicts the policy objectives of the Planning Act and Ottawa City Plan as regards
diversity of affordable housing options in Vanier.
35
Ottawa Neighbourhood Study. Vanier North and Vanier South. http://neighbourhoodstudy.ca/vanier-north/ and
http://neighbourhoodstudy.ca/vanier-south/
36
Supra, Salvation Army Proposal. P.22
CITY OF OTTAWA ZONING IMPLICATIONS OF THE SALVATION ARMY SHELTER PROPOSAL PAGE 8
The Salvation Army proposal does not pursue a strategy aimed at a variety of housing, but the opposite.
It concentrates low income housing options in one community that already exceeds city low income
housing averages. It is evident that the proposal will concentrate low income housing options (i.e.
shelters), clearly deviating from the policy objectives of the 2008 City Report. This will result in negative
impacts on Vanier, not fitting with the needs of the community. A concentration of social services
undermines constructive social development planning and good use principles for social services. An
undue concentration creates a ghettoization of low income services creating negative impacts for
the Vanier community.
Limiting the diversification of housing in Vanier reduces the overall quality of housing stock in Vanier. A
concentration of low income housing options creates a subpar housing stock, limits mature renters,
condominium development and the castrates gradual improvement of the community.
In summary, the Salvation Army proposal does not meet the city housing policy objectives of
diversification and, as a result, low income housing options will not be dispersed across Ottawa, but
rather be concentrated in Vanier. The proposal will not attain community integration principles and
negatively affects the Vanier housing stock hampering long term development.
Recommendation
It is recommended that the Salvation Army not be permitted to proceed with the site selected at 333
Montreal Road as the proposal would not serve the Vanier communitys needs but rather deepen the
concentration of temporary shelter housing in Vanier, thereby ghettoizing the neighborhood and very
negatively affecting long-term housing development.
The Ministry of Municipal Affairs and Housing (2011) handbook provides the policy rationale that
housing is one of the most fundamental of human needs, a key driver of shaping the economic and
social sustainability of communities.37 In fact, any municipal housing policy must be relevant to local
circumstances and support economic prosperity.38 Following the Planning Act guidelines, the city must
promote efficient development and land use patterns which sustain the financial well-being of the
Province and municipalities over the long term.39
The Ottawa Official plan further includes an economic strategy to ensure a strong, growing and
diversifying economy while also reflecting the specific needs of the community and the qualities that
make the neighborhoods special in considering change of land use. 40 The City Report provides that the
object of zoning shelters is to regulate land use to mitigate negative impacts, worsening the health and
safety of both the homeless and at-risk, as well as increased safety concerns amongst the residents,
particularly in communal areas, such as streets, sidewalks, stores, parks and schools including loitering
near residential neighborhoods.41
37
Municipal Tools for Affordable Housing (Handbook). Ministry of Municipal Affairs and Housing. Provincial Planning Policy Branch.
Government of Ontario. 2011. http://www.mah.gov.on.ca/AssetFactory.aspx%3Fdid%3D9270
38
Ibid.
39
Supra, Planning Act Guidelines. Part V. P.6. See also The Role of the Official Plan. http://ottawa.ca/en/node/1009710#1-1-role-official-plan
40
Ibid.
41
Supra, City of Ottawa Report, 2008
CITY OF OTTAWA ZONING IMPLICATIONS OF THE SALVATION ARMY SHELTER PROPOSAL PAGE 9
The Montreal Road District Secondary Plan provides that decisions should be made that compliment and
improve upon the positive qualities of the existing character of the District.42
The proposed development highlights a state-of-the-art facility which would not be a mega-facility but
rather an important community hub that would respond to a broad range of needs of low income
clientele.43
The Salvation Army proposal would undercut efforts to pursue economic development while further not
ensuring the special needs of Vanier are met. The Salvation Army proposed
plan of a shelter at 333 Montreal Road clearly violates key economic
developmental objectives of the City of Ottawa Official Plan (2003) and the
Planning Act. A mega shelter in Vanier
will negatively affect the
The proposed shelter would undercut on-going efforts to diversify the socio-economic
economy, and reduce crime, including prostitution, vagrancy, property and development of the
personal crime and loitering.44 This would deter property investment Vanier community
generally especially higher value investment and would be a disincentive including housing stock,
for mature renters and for young families, two groups who take advantage commercial investment
of Vaniers low real estate-costs and its reasonable proximity to downtown. and economic
The proposed shelter site would add to the pre-existing high volume of development.
shelters and social service providers already located in Vanier, negatively
impacting socio-economic advancement and community development.
The proposed shelter would further have a negative effect on the general economic development of
Vanier. This would reduce meaningful economic investment into a transitioning commercial area.
Quarter Vanier BIA is concerned that the proposed development is not an appropriate anchor business
for Montreal Road.45 Low end business options (e.g., payday loan centers) would be the norm, which
would harm Vanier and deter local visitation and tourism.
In summary, the proposed site plan does not consider the unique and special needs of the Vanier
community in economic and social development. Furthermore, the proposal does not improve upon the
positive qualities of Vanier economic development, but exacerbates poverty and crime. This
development would clearly violate the principles of both the provincial policies and city plans for the
economic development of Vanier.
Recommendation
It recommended that the Salvation Army proposal not be permitted to proceed with the site selected at
333 Montreal Road would not contribute to the financial and economic well-being of the community.
42
Montreal Road District Secondary Plan. http://ottawa.ca/en/city-hall/planning-and-development/official-plan-and-master-plans/official-
plan/volume-2a-secondary-plans/montreal-road-district-secondary-plan
43
Supra, Salvation Army Proposal. P.13
44
This includes efforts to reduce the proliferation of payday loan centers, as authored by Peter Kucherepa, Barrister & Solicitor.
https://www.dropbox.com/s/kxboph19g6bzt8z/Pay%20day%20Loan%20Paper%20V15.pdf?dl=0
45
Michelle Nash Baker. Vanier BIA not happy with Salvation Army's plans to move to Vanier Jun. 23, 2017. Ottawa Community News.
https://www.ottawacommunitynews.com/news-story/7388449-vanier-bia-not-happy-with-salvation-army-s-plans-to-move-to-vanier/. See also
public letter from Quartier Vanier BIA available at http://vanierbia.com/wp-content/uploads/2013/09/Final-w-Letterhead-Salvation-Army-
QVBIA-Statement-July-10.pdf
CITY OF OTTAWA ZONING IMPLICATIONS OF THE SALVATION ARMY SHELTER PROPOSAL PAGE 10
The planning rationale does not consider the impact of the proposed development on the provinces
planning and housing objectives or the City of Ottawa Official plan: nor does it appropriately consider
the economic development objectives of the community.
In conclusion, the Salvation proposed project development at 333 Montreal Road clearly violates
primary policy objectives outlined in the Planning Act and the Official Plan, and as such, should not be
permitted at the proposed site.
The by-laws and City Report, read together, contain several restrictions on placement of shelters in
Ottawa.
The interpretive note for the Planning Act provides that long term economic prosperity should be
maintained and, where possible, should enhance the vitality and viability of downtowns and
Mainstreets.48
According to the City of Ottawa Official Plan, shelter accommodation shall be designed in a manner
compatible with the general area.49 The socio-economic policy of a Traditional Mainstreet Zone (TMZ) is
to encourage diverse economic development.50 The policy purpose of a TMZ is to recognize primary
business or shopping areas, as provided and defined by Business Improvement Areas.
Section 3.6.3 of the City of Ottawa Official Plan states that all Mainstreets are intended to function as
mixed-use corridors with the ability to provide a complete range of goods and services for neighbouring
communities and beyond.51 A wide range of uses are permitted within the Mainstreets designation
including retail and service commercial uses, offices, residential and institutional uses. A mix of uses is
encouraged, either within the same building or side by side in individual buildings. 52
46
City of Ottawa Zoning By-laws. Section 134 Source: http://documents.ottawa.ca/sites/documents.ottawa.ca/files/documents/pt_05_en.pdf
47
City of Ottawa. Report to Planning and Environment Committee and Council 22 May 2008 Submitted by: Nancy Schepers, Deputy City
Manager, Planning, Transit and the Environment Urbanisme [City of Ottawa Report, 2008]. Ref N: ACS2008-PTE-PLA-0011 Source :
http://ottawa.ca/calendar/ottawa/citycouncil/ec/2008/06-10/ACS2008-PTE-PLA-0011.htm
48
Provincial Policy Statement Under the Planning Act. 2014. Ministry of Municipal Affairs and Housing Provincial Planning Policy Branch.
http://www.mah.gov.on.ca/AssetFactory.aspx?did=10463. P.19
49
Ottawa Official Plan. Section 3 - Designations and Land Use http://ottawa.ca/en/node/1009706
50
Don Butler, Ottawa Citizen "We are trying to make the corridors graduate into true urban avenues, where they become the focal points for
the neighbourhood, not dividers. You can have your daily needs served on the avenue. That's the model.", January 1, 2017,
51
Supra, Salvation Army Proposal P.15
52
Ibid.
CITY OF OTTAWA ZONING IMPLICATIONS OF THE SALVATION ARMY SHELTER PROPOSAL PAGE 11
The City of Ottawa Report, 2008 specifically prohibits shelters along those streets in Ward 12, as well as
all streets city-wide, that are designated Mainstreet in the Official Plan.53 The report clearly provides
that the emplacement of shelters is not permitted in the Traditional Mainstreet and Arterial Mainstreet
Zones under the existing former Ottawa and Vanier Zoning By-laws. The proposed site road, Montreal
Road, attains the definition of a TMZ by the City of Ottawa.
The Montreal Road District Secondary Plan outlines key policy objectives for the development of
Montreal Road. 54 The main goal of the plan is to foster development and redevelopment which
compliments and improves upon the positive qualities of the existing charters of the District.55 The plan
includes that buildings fronting Montreal Road will have a maximum height of six stories.56
Vanier is a unique French Quarter community demonstrating special characteristics and having special
needs. According to Table 1 (supra), Vanier contains twice the level of mother tongue French speakers
than the remainder of Ottawa. This has resulted in all commercial and provincial services (i.e. Montfort
hospital) providing French language services. Further, any development and redevelopment should
include building, site design and streetscaping elements which acknowledge the history of the French
Quarter.57
Lastly, Vanier holds a higher level of First Nations population than elsewhere in the city. As a
consequence, any major social development project must address the interests and needs of this
vulnerable population.
The proposed location is in direct violation of by-law requirements and as a result the Salvation Army is
seeking an Official Plan Amendment, an exception to the rule. 58 The proposal provides the following
justification for non-compliance exception:
1. Mainstreet use: The proposed site is only 14.96 metres on the Mainstreet and as such the de
mimimus usage is not consequential to the application.59
2. Shelter scope: The Salvation Army proposal is mixed use so it is not only a shelter and as such
will add to the diversity of the TMZ of Montreal Road. 60
3. Height requirements: The proposal acknowledges the building heights maximum of six (6)
storeys, with a minimum building height requirement of two (2) storeys, but also notes greater
building heights may be considered in accordance with the city policies.61
53
City of Ottawa Report, 2008. The use [of shelters] is not to be permitted in the Mainstreets designation in keeping with the Official Plan.
Therefore, the use will not be permitted in the Traditional Mainstreet and Arterial Mainstreet Zones under the existing former Ottawa and
Vanier Zoning By-laws, those streets that are zoned the equivalent of the proposed TM or AM locations in the Comprehensive Zoning By-law
will not be permitted to have a special needs house or shelter abutting Beechwood Avenue, Montreal Road and McArthur Avenue, Rideau
and Dalhousie Streets.
54
Montreal Road District Secondary Plan. http://ottawa.ca/en/city-hall/planning-and-development/official-plan-and-master-plans/official-
plan/volume-2a-secondary-plans/montreal-road-district-secondary-plan
55
Ibid.
56
Ibid.
57
Ibid.
58
Supra, Salvation Army Proposal
59
Ibid. P.16
60
Ibid. P. 15
61
Ibid.
CITY OF OTTAWA ZONING IMPLICATIONS OF THE SALVATION ARMY SHELTER PROPOSAL PAGE 12
4. Mainstreet benefits: The proposal argues that a Traditional Mainstreet is most beneficial for a
shelter location given increased activity and visibility, accessibility by pedestrians, and their
proximity to transit and other associated services.62
5. Cultural adaption: The proposal will accommodate the location in Vanier under the Montreal
Secondary Plan as it will include setbacks, building heights and development and
redevelopment in this area will include building, site design, and streetscaping elements that
acknowledge this history.63
The Salvation Army proposal fails to adequate address the policy implications of its development,
misleading the public on the actual implications of its proposal to the city by-laws.
1. Mainstreet use: Notwithstanding the limited amount of frontage, the Salvation Army proposal
undertakes a significant frontage of Montreal Road, as the design excludes the existing Salvation
Army Thrift Store. These buildings, taken together, by the same owner, provide a significant
portion of Montreal Road in comparison to other retailers.
2. Shelter scope: The Salvation Army proposal is effectively moving a shelter location from
downtown to Vanier, and then increasing the shelter size to mega shelter. The proposal does
not effectively diversify services to the point of redefining the main purpose of the application,
which is providing (and increasing) shelter services. Furthermore, the proposal does not take
into consideration the pre-existing plethora of shelter and support services in the TMZ area of
Montreal Road and elsewhere in Vanier.64 Thus, the new shelter does not add to or complement
diversity in Vanier, as the region already holds a disproportionate level of support services as
compared to other areas of the City of Ottawa (see Annex E).
3. Height requirements: The plan may be in compliance with the height requirements, however, a
visual inspection of the plans further notes the building may be eight (8) storeys tall in some
places, requiring a full analysis of the building objectives, both short term and long term, as
height adjustments were implied in the proposal.
4. Mainstreet benefits: The Salvation Army justification on the exception sought is based upon the
direct benefits of the proposed shelter, but does not serve the policy objectives of Traditional
Mainstreet planning.
First, the proposed development is not commercial in nature and is incompatible with
permissible planning uses on a Mainstreet. The proposed development does not fit with the
commercial planning objectives of Montreal Road in particular. The Vanier Community is
seeking diverse economic investment, reducing the proliferation of low-end establishments
catering to vulnerable people. Vanier needs commercial or non-commercial entities that pursue
positive socio-economic impacts to the community. This is reflected by the planning and
development objectives of the Quartier Vanier Business Improvement Association. The Vanier
Business Improvement Area has outlined its opposition to the shelter as it is not for a business
or commercial purpose which is congruent with the commercial development objectives of
62
Ibid.
63
Ibid. P. 19-21
64
See Infra.
CITY OF OTTAWA ZONING IMPLICATIONS OF THE SALVATION ARMY SHELTER PROPOSAL PAGE 13
Montreal Road.65
Second, the proposal would exacerbate socio-economic concerns outlined in the City Report,
including personal and property crime and loitering in an area of pedestrian traffic and public
transportation, negatively affecting the core benefits of a Mainstreet environment.
Third, the proposal would likely increase traffic and parking problems and burden public
transportation.
The proposed location will increase the volume of emergency vehicles attending
emergencies at the proposed location, up to two vehicles per day.66 This will increase local
disturbance at a rate far higher than expected in a residential area. And it will impede
destination and transit traffic at the entrance to the site, a main arterial road.
The proposed location will receive three trucks vehicles per hour for deliveries in the
morning peak hours. The commercial zone purpose as a truck delivery service on Ste. Anne
Street, Montfort Street and Granville Street will have significant impacts on the residential
community, especially the children and the elderly.67
Under the Montreal Road Redevelopment Plan, Montreal Road will undergo reductions of
parking spaces and bus stops.68 To accommodate the proposed shelter location, parking
spaces would likely further be reduced on Montfort Street to permit trucks to turn at the
intersection of Montreal Road and Grandville St. and the intersection of Montfort St. and
Ste-Anne St.
Twenty-seven spaces would be reserved for employee parking while 62 spaces are actually
needed.69 The 27 spaces include 3 spaces for the outreach vans and ambulance and for 13
for retail visitors.70 Four of these spaces may be unavailable when the facility is receiving
deliveries.
The proposed mega shelter would place additional stresses and challenges on the existing
and planned infrastructure of Montreal Road, undercutting forecasted benefits.
5. Cultural adaptation. Further, the proposed development does not meet the requirements of
the Montreal Secondary Plan which requires that developments compliments and improves
upon the positive qualities of the existing characteristics of the District. Excluding setbacks, the
development application does not provide specifics of any building, site design and
streetscaping elements which acknowledge the history of the French Quarter. Furthermore, the
proposed development does not offer services in French, a key aspect of the culture and
language of the community (see Table 1).
65
Michelle Nash Baker. Vanier BIA not happy with Salvation Army's plans to move to Vanier Jun. 23, 2017. Ottawa Community News.
https://www.ottawacommunitynews.com/news-story/7388449-vanier-bia-not-happy-with-salvation-army-s-plans-to-move-to-vanier/
66
Parsons. Transportation Overview of 333 Montreal Road. [Transportation Study] P.4
http://webcast.ottawa.ca/plan/All_Image%20Referencing_OP%20Amendment%20Application_Image%20Reference_2017-06-
20%20Transportation%20Oveview%20D01-01-17-0013.PDF
67
Ibid.
68
Montreal Road Transportation Planning and Functional Design Study. Public Open House. March 9, 2017.
https://documents.ottawa.ca/sites/documents.ottawa.ca/files/montreal_road_pohboards_en.pdf Montreal Road - reduction of available
parking after the upgrade of the road in 2018 from 173 to 148 - a reduction of 25 spots.
69
Supra, Salvation Army Proposal. P.10 The proposal only includes 10 parking spaces for the Thrift Store.
70
Ibid.
CITY OF OTTAWA ZONING IMPLICATIONS OF THE SALVATION ARMY SHELTER PROPOSAL PAGE 14
Furthermore, the proposal does not address the specific needs of the First Nations population in
Vanier.
Recommendation
B. Restrictions in Placements
The Ottawa Official Plan provides that where the zoning by-law permits a dwelling in areas designated
General Urban Area, Developing Community, Central Area, Mixed-Use Centre, and Village, the bylaw will
also permit shelter accommodation. Shelter accommodation shall be designed in a manner compatible
with the general area. The zoning by-law may include provisions to regulate the size and location of this
use.71
Further, Section 134 of the Zoning By-law Part 5 Residential Provisions provides that where located
within a Minor Institutional Zone, a shelter must be separated from any lot zoned R1, R2, R3 and R4 and
the separation must be a distance of 30 metres from each property line of the lot on which the shelter is
located and the Residentially-zoned lot.72
The City Report restricts shelters in only commercial zones (that are non-Mainstreet and non-Local
Commercial) mixed used and institutional zones.73 This means the shelters that are institutional in
nature should not be placed in residential zones. Further, the report provides, prohibiting residential
care facilities and shelters in all Local Commercial Zones throughout the city as the intensity that is not
compatible with the nature of local commercial uses.74
The Salvation Army Proposal provides that the location, at the intersection of a commercial and
residential zone, would increase housing options and intensification of an urban area, although not the
standard forms of residential intensification.75
71
City of Ottawa. Official Plan Volume 1 Section 3. Designations and Land Use. http://ottawa.ca/en/node/1009706
72
City of Ottawa Zoning By-laws. 134. Source: http://documents.ottawa.ca/sites/documents.ottawa.ca/files/documents/pt_05_en.pdf
73
Supra. City Report.
74
Supra. City Report.
75
Supra, Salvation Army Proposal. P. 12-13
CITY OF OTTAWA ZONING IMPLICATIONS OF THE SALVATION ARMY SHELTER PROPOSAL PAGE 15
The proposed development would also be based on eight (8) design principles that include creating
spaces that facilitate community interaction, controlling access, providing secure and private outdoor
spaces for clients, and preserving the privacy of surrounding residents.76 The outdoor terraces are
designed to be secure, private, and internal to the site to avoid noise and privacy impacts on the
surrounding residential development.77 The proposal also provides that noise, traffic, parking, outdoor
amenity areas, massing, and loading and servicing on adjacent properties have been mitigated as noted
above through the internalization of many of these items, as well as the use of landscape elements.78
The Salvation Army proposal violates restrictions in commercial placements. The proposed site is further
located in a Local Commercial zone, not compatible with the nature of local commercial uses and
creating a conflict with the intention of the City Report. These area-specific zoning exceptions will result
in a high concentration of social services provided in a very small area, in a residentially-zoned
neighborhood, which entails land use conflicts between these different classifications of land uses.
The Salvation Army proposal requires that the proposed shelter be located in a local commercial zone
where the intensity is not compatible with the nature of the shelter use. Further, the proposal requires a
residential zone adjacent to Montreal Road, be used as a commercial zone purpose. This is significant as
the proposed site will be undertaking activities (i.e. trucking, noise, and traffic) associated with industrial
zones causing significant impacts to quality of life in a residential zone, including substantially increased
traffic disturbance.79 This further raises significant concerns regarding children safety in a commercial
area. The zoning conflict will further limit new residential development in the rear yards of low density
housing along Ste. Anne St. and Grandville St, negatively affecting local residential housing stock.
The report fails to provide the separation distance grades from residential property lines as the
proposed shelter will be border residentially-zoned lots.80
Recommendation
The Salvation Army planning zone application should not proceed on the proposed commercial site as it
is incompatible with the local commercial uses. Second, further investigation and consideration should
be given to the use and application of side streets which will be subject to commercial deliveries in a
residential neighbourhood.
76
Ibid. P. 13-14
77
Ibid.
78
Ibid. P. 19
79
In fact, the Roadway Traffic Noise Assessment of the proposed site recommended certain conditions be included in the Purchase and Sale
Agreement and certain materials to be used to mitigate sound issues.
http://webcast.ottawa.ca/plan/All_Image%20Referencing_Zoning%20Bylaw%20Amendment%20Application_Image%20Reference_2017-06-
20%20Traffic%20Noise%20Assessment%20D02-02-17-0062.PDF
80
City of Ottawa Zoning By-laws. Section 134. Source: http://documents.ottawa.ca/sites/documents.ottawa.ca/files/documents/pt_05_en.pdf
CITY OF OTTAWA ZONING IMPLICATIONS OF THE SALVATION ARMY SHELTER PROPOSAL PAGE 16
The zoning by-law further provides a clear 500 metres minimum separation area between shelters.
Where it is a permitted use in a zone, in addition to the provisions of the zone in which it is
located, a shelter must be separated from any other lot containing a shelter, a distance of 500
metres from each property line of the lot on which the shelter is located. 82
Any facility that attains this definition of a shelter cannot, under the by-laws, be located within 500
metres of another shelter meeting the same definition. 83 This would include shelters that have been
in existence since 2008 under a legal non-conforming exception.
The policy objective of the above restrictions on shelters is to permit a more equitable distribution of
shelters, group homes, community health and resource centers, and residential care facilities across the
City of Ottawa.
The Salvation Army proposal says that the closest nearby shelter is the St. Marys Home shelter at 780
de lEglise Street, approximately 800 metres from the subject property, and as such in compliance with
municipal by law separation distances.84
The closest shelter to the subject property is the St. Marys Home shelter at 780 de lglise Street,
approximately 800 metres from the subject property. St. Marys Home is a specialized social
service agency that provides programs and services to young pregnant women, young moms and
dad, and their infants and young children.85
This statement provides evidence that the Salvation Army acknowledges there are shelters that provides
differencing services to another clientele, but still attain the legal definition of shelter.
The city definition of shelter contains three key aspects for a facility to attain the legal definition. First,
the patron must be in immediate need of shelter and food. This requires a facility to offer
accommodation on an immediate basis, without notice or reservation. Second, the facility must be a
refuge, and may provide other services such as ancillary health care, counselling and social support
services. This means the faculty may provide a service in addition to shelter itself, that service may be
81
City of Ottawa Zoning By-law Definitions Source: http://documents.ottawa.ca/sites/documents.ottawa.ca/files/documents/pt_01_en.pdf
82
City of Ottawa Zoning By-laws. Section 134. Source: http://documents.ottawa.ca/sites/documents.ottawa.ca/files/documents/pt_05_en.pdf
83
On Twitter, Mayor of Ottawa referred to the Chrysalis House in Kanata and the Carrington Community Health Centers as shelters consistent
with this definition. https://mobile.twitter.com/JimWatsonOttawa/status/880125494729093120?p=v
84
Supra, Salvation Army Report. P.24
85
Ibid.
CITY OF OTTAWA ZONING IMPLICATIONS OF THE SALVATION ARMY SHELTER PROPOSAL PAGE 17
held on a wide variety of social services. Third, and implicit with the definition is that the duration is
short term and free of charge. The facility offers accommodation on a short-term basis during the
emergency period. Further, that rent is not charged, so the short-term resident is provided
accommodation on a pro bono basis.86
Following the City of Ottawa definition of shelter a shelter is a facility that provides on-demand
short-term (i.e. less than one month) free accommodation with optional accompanying support
services. 87
According to a geographic assessment of the proposed site at 333 Montreal Road, there are three
facilities that attain the legal definition of shelter with a 500-metre distance of the proposed site plan
(see Annex F). 88
1. House of Welcome (Billy Buffets) (243 Granville St). This is a 12-bed facility serving men with alcohol
or drug problems, many arriving straight from a detoxification center, and are as such homeless or
without immediate shelter.89 This attains the definition of a shelter in accordance with the city by-
laws as it offers lodging on demand without notice for a short period and exceeds the definition of a
group home.90
2. Ottawa Inn Hotel (215 Montreal Rd.) This is a hotel used as an overflow homeless temporary shelter.
Hotels have been recognized by the city has functioning shelters. In 2006, the City classified these
temporary shelters as shelters in assessing capacity being used in the city. 91 This implies that the
Ottawa Inn Hotel is considered a shelter prior to the re-definition in 2008. The 2008 re-definition
did not restrict the application of temporary shelters, and following the by-law definition post 2008,
remains in compliance with the new definition.92
3. Maison Fraternite (300 Olmstead St). This male youth rehabilitation center contains five beds for
short term immediate accommodation, including counselling and nourishment, on a pro bono basis.93
As the facility is multi use, it cannot be legally classified as a group home meaning it attains the
definition of a shelter.94
86
This would mean there are no residential or rental contracts between the patron and the facility.
87
This further follows the definition of shelter used by the Salvation Army in identifying the St. Marys Home shelter. The Salvation Army may
be only identifying shelters that are funded by the city. This is a policy definition. However, there are other facilities that attain the bylaw
definition of shelter but do not receive city funding but from other public or private sources. The bylaws do not restrict shelter to only
faciliites that only receive city funding.
88
Shelters that are pre-existing prior to the 2008 bylaw amendments are grandfathered to be legally compliant to this restriction
89
See description at http://www.ementalhealth.ca/index.php?m=record&ID=9610.
90
Note that this is not defined as a Group home under the City by-laws as a group home is defined as a supervised residential use building
with three to ten persons. This facility contains twelve people, exceeding the group home definition. The City report provides shelter is also
special needs houses with no resident cap.
91
Health, Recreation and Social Services Committee Report. Emergency Shelter Standards and Review Framework. 9 Nov. 2005. Ref
N: ACS2005-CPS-HOU-0014 http://ottawa.ca/calendar/ottawa/citycouncil/hrssc/2005/11-17/ACS2005-CPS-HOU-0014.htm. The new land use
term shelter should be created in the former Ottawa and Vanier Zoning By-laws, reflecting the new Comprehensive Zoning By-law term. This
term permits ancillary health care, counselling and social support services within the principal shelter use
92
The new definition only removed the number of beds and further defined a group home from three to ten persons.
93
Maison Fraternite. Youth Services. http://www.maisonfraternite.ca/nos-services/centre-pour-adolescents/
94
According to the By-law definitions, group home means a supervised residential use building in which three to ten persons, exclusive of
their dependents and of any staff, live as a group in a single household living arrangement, and where residents require support or supervision
on a daily basis, but excludes correctional facilities and shelters. (foyer de groupe) (By-law 2014-94) Under the interpretation note, the whole of
the building must be occupied as a group home.
CITY OF OTTAWA ZONING IMPLICATIONS OF THE SALVATION ARMY SHELTER PROPOSAL PAGE 18
Implications
The proposed site of the Salvation Army shelter at 333 Montreal Road must not be within 500 metres of
any other shelter located within 500 metres of the planned site. However, using the legal definition of
shelter, the Salvation Army proposed location is within 500 meters of three other shelters in Vanier.
Recommendation
It recommended that the Salvation Army proposal not be permitted to proceed with the site selected at
333 Montreal Road as it is in clear violation of the separation distance between other functioning
shelters and that no non-compliance exceptions be granted as the community is serviced by a plethora
of pre-existing social service providers.
The City Report limits the number of shelters in Ward 12 to four. The report clarifies that this means
that no new shelters will be permitted anywhere in Ward 12. The policy rationale is as follows:
The City agrees with stakeholders, including the shelter operators, that there is an over
concentration of shelters and services within Ward 12. Indeed, some shelter operators expressed
concern with the relocation of Operation Go Home across the street from a homeless mens
shelter, citing concerns with the visibility and negative impact of illegal trade outside the shelter
that might be experienced by the very youth at the highest risk of becoming homeless
themselves. Some social studies suggest that the over concentration of social services leads to
fewer positive impacts for both residents as well as for those seeking the social service, the
opposite of what would otherwise be expected to be positive impacts of efficiencies of scale,
when like services- are provided in proximity.95
This means that no new shelter will be permitted in Ward 12 until three remain.96 In fact, the City Report
forecasted that a shelter presently located in Ward 12 may consider re-location at a future date.
In addition, the four-shelter maximum will create non-compliance in the short-term, given the
small fifth hybrid group home/shelter in Ward 12. This means, that over the long term, some
shelters may need to redevelop and may relocate by looking elsewhere in the downtown or
greater urban area, within the realm of the widened permission to locate in a variety of non-
residential zones.97
The report does not list the existing shelters by name, however a list of major shelters was provided in a
2005 city report outlining emergency shelter capacity.98 This report identified eleven (11) shelter
95
Supra, City of Ottawa Report, 2008.
96
Ibid.
97
Ibid.
98
Health, Recreation and Social Services Committee Report. Emergency Shelter Standards and Review Framework. 9 Nov. 2005. Ref
N: ACS2005-CPS-HOU-0014 [Ottawa Shelter Standards Report, 2005] http://ottawa.ca/calendar/ottawa/citycouncil/hrssc/2005/11-
17/ACS2005-CPS-HOU-0014.htm
CITY OF OTTAWA ZONING IMPLICATIONS OF THE SALVATION ARMY SHELTER PROPOSAL PAGE 19
facilities in the city of Ottawa. From the shelters listed five (5) are located in Ward 12 Rideau-Vanier (i.e.
Shepherds of Good Hope (2 shelters),99 The Salvation Army, the Mission, and Youth Services Bureau).
This study acknowledged, along with the 2008 City Report, that there are already five existing shelters in
Ward 12, meaning any re-location of a shelter would void the existing legal non-compliance status and
create an illegal non-compliance application.
The Salvation Army proposal is to re-locate an existing shelter at 171 George Street in the ByWard
Market to 333 Montreal Road, thereby maintaining the permitted number of shelters at four (4) within
the Ward. 100 The proposal provides that the policy rationale of a minimum of four is to lower
concentration of shelters in the ByWard market.
The larger shelter facilities in Ottawa include: Shepherds of Good Hope (Mens shelter and Womens
shelter), the Salvation Army, the Mission and the additional Youth Services Bureau. This report has listed
shelters, supra, within a 500 metre separation distance of the proposed site in Ward 12.
The following facilities further attain the legal definition of a shelter located in Ward 12:101
1. St. Josephs Women Shelter. This is a daytime shelter for homeless women providing
nourishments and support for women in need.102
2. Evelyn Horne Young Womens Shelter. This is a 30-bed emergency shelter bed facility for women
16-20 years old who require immediate short term safe housing.103
3. La Maison damiti: This is a 30-bed emergency shelter for francophone women who are victims of
domestic abuse.104
4. La Prsence. This is a 12-bed short term stay shelter for francophone women of domestic
violence.105
5. Maison Fraternit. This is a temporary weekend shelter for women who suffer from drug and
alcohol abuse.106
6. Maison Sophia Reception House. This is a temporary shelter (3-4 weeks) for refugee claimants.107
7. Oshki Kizis Lodge: This is a 21-bed facility for First Nations persons.108
99
Shepherds of Good Hope contains two facility locations. A shelter for men at 230 Murray St.
and a Transitional Emergency Shelter located at 256 King Edward Ave. See http://www.shepherdsofgoodhope.com/shelter-programs/
100
Supra, Salvation Army Proposal. P.24
101
Note: Due to the sensitivity of women shelter, the location will only be provided in a confidential request
102
St. Josephs Women Shelter is a day shelter for homeless women that provide shelter and nutrition.
http://stjoeswomenscentre.org/b/about-us
103
Evelyn Young Womens Shelter. http://www.ysb.ca/index.php?page=young-women-s-shelter&hl=eng
104
La Maison damiti http://maisondamitie.ca/jai-besoin-daide/questions-frequentes/
105
La Presence https://ottawa.cioc.ca/record/OCR1664
106
Maison Fraternite womens shelter. http://www.maisonfraternite.ca/nos-services/residence-pour-femmes/
107
Maison Sophia Reception House. http://cciottawa.ca/about-us/contact-us/
108
Oshki Kizis Lodge. http://www.minlodge.com/
CITY OF OTTAWA ZONING IMPLICATIONS OF THE SALVATION ARMY SHELTER PROPOSAL PAGE 20
Following the legal definition of shelter, Ward 12 has exceeded four shelters, even with the removal of
the Salvation Army proposed facility. This is further acknowledged by the Salvation Army proposal that
lists another smaller shelter in an abutting Ward.109 As Ward 12 contains more than four legally non-
compliant shelters, recognized by the City of Ottawa,110 the Salvation Army proposal cannot be located
in Ward 12 in accordance with the by-laws.
Recommendation
Legally, the Salvation Army proposal must be rejected as there are already four legally compliant
shelters, plus additional facilities that attain the legal definition of shelter in Ward 12.
In conclusion, the Salvation proposed project development at 333 Montreal Road clearly violates the
city by-laws concerning site placement of shelters on a Mainstreet, residential zoning requirements,
separation distances and shelter numerical limits in Ward 12.
Case Law
In 2010, the Ontario Municipal Board (OMB) reviewed a shelter location submission under subsection
34(19) of the Planning Act, under the City of Kitchener by-laws.111 The appeal concerned the City of
Kitchener seeking to place a shelter outside of an area holding high concertation of people on social
assistance (i.e. 20% of the population).112 The City sought a shelter development in an area to reduce the
over-concentration of single person, low income households, residential care facilities and
social/supportive housing in accordance with city reports.113
In its ruling, the Board accepted the Citys rules and rationale of decentralizing institutions and fostering
a neighborhood mix as fully supported by provincial policy and the citys official plan.114 The Board
accepted the rationale to distribute such facilities throughout other parts of the city effectively
decentralizing institutional facilities.
This case demonstrates that the OMB may uphold city planning rules, including the separation distance
requirements, maximum shelter limits and associated reports by the city, on the policy rationale to
equally distribute shelters in in accordance with city plans, by-laws, reports and the Planning Act.
109
Supra, Salvation Army Report. P.24
110
Supra, Ottawa Shelter Standards Report, 2005. City of Ottawa Report, 2008
111
Ontario Municipal Board. January 14, 2010. OMB File No. R050129 [OMB Kitchener Case]
112
Ibid.
113
Ibid.
114
Ibid.
CITY OF OTTAWA ZONING IMPLICATIONS OF THE SALVATION ARMY SHELTER PROPOSAL PAGE 21
Conclusion
The Salvation Army proposal requires Official Plan and zoning amendments to proceed. However, the
proposal fails in addressing key attributes of the Official Plan (or affiliated city reports) under the
provincial Planning Act. It also fails in providing convincing arguments to seek amendments under the
current zoning laws.
These factual and legal considerations demonstrate that insufficient consideration, policy due diligence
and consultation were undertaken for the proposed site plan to ensure coherence with the Ottawa
Official Plan. First, the proposal fails to ensure healthy and safe communities when it is knowingly
increasing risk of crime, prostitution and vagrancy. Second, the proposal ghettoizes Vanier with
additional low income housing, being willfully blind of the current disproportional low income housing
stock. Third, the proposal is ignorant of the economic impacts of the current socio-cultural sensitivities
of the Vanier community.
Furthermore, the Salvation Army Proposal fails to address the policy rationale for zoning requirements
in the City of Ottawa. First, the proposal seeks an exception to the rule forbidding shelters on the
Traditional Mainstreet of Montreal Road, but its rationale fails to provide any benefits to the
community. Second, the proposal imposes an industrial activity in a residential zone, inconsistent with
previous recommendations of city officials. Third, the proposal fails the shelter minimum distance test
and maximum placements in the Ward 12 by-law requirements.
We appeal to the City of Ottawa officials to give these concerns the upmost serious consideration.
Any action by the City of Ottawa to pursue this development knowingly and purposefully violating
existing planning and zoning rules, creates a clear and legal cause of action for appeal to the Ontario
Municipal Board.
CITY OF OTTAWA ZONING IMPLICATIONS OF THE SALVATION ARMY SHELTER PROPOSAL PAGE 22
1.1 Managing and Directing Land Use to Achieve Efficient and Resilient Development and Land Use
Patterns
a) promoting efficient development and land use patterns which sustain the financial well-being
of the Province and municipalities over the long term;
1.1.2 Sufficient land shall be made available to accommodate an appropriate range and mix of land uses
to meet projected needs for a time horizon of up to 20 years. However, where an alternate time period
has been established for specific areas of the Province as a result of a provincial planning exercise or a
provincial plan, that time frame may be used for municipalities within the area.
Section 1.7: Long-Term Economic Prosperity of the 2014 Provincial Policy Statement also dictates that
economic prosperity must also be respected, as outlined by the following sections:
c) maintaining and, where possible, enhancing the vitality and viability of downtowns and
mainstreets;
115
Provincial Policy Statement Under the Planning Act. 2014. [Planning Act Guidelines] Part V. Ministry of Municipal Affairs and Housing
Provincial Planning Policy Branch. http://www.mah.gov.on.ca/AssetFactory.aspx?did=10463
CITY OF OTTAWA ZONING IMPLICATIONS OF THE SALVATION ARMY SHELTER PROPOSAL PAGE 23
Section 1.3 - The Ottawa 20/20 Process and the Guiding Principles116
Objectives under the Planning Act: the orderly development of safe and healthy communities.
Economic Strategy Building on the success and momentum of the Economic Generators Initiative, the
Economic Strategy establishes policies to continue growing a strong and diverse economy. It includes
plans for key Ottawa business markets: the export sector, the local market and the rural sector.
A Caring and Inclusive City - Housing policies support increased availability of affordable housing and
address the integration of a range of housing into all neighbourhoods to meet the varied needs of all
household types including families, seniors and young people.
116
Ottawa Official City Plan. Section 1 - http://ottawa.ca/en/node/1009710
117
Ibid. Section 3 - http://ottawa.ca/en/node/1009706
118
Montreal Road District Secondary Plan. http://ottawa.ca/en/city-hall/planning-and-development/official-plan-and-master-plans/official-
plan/volume-2a-secondary-plans/montreal-road-district-secondary-plan
CITY OF OTTAWA ZONING IMPLICATIONS OF THE SALVATION ARMY SHELTER PROPOSAL PAGE 24
Residential care facility means an establishment providing supervised or supportive in-house care for those who
need assistance with daily living, that may also provide on-going medical or nursing care or counselling and social
support services and which may include services such as medical, counselling, and personal services. NOTE: Under
the interpretation note, this includes nursing homes, a complex for handicapped persons and homes for the aged.
Group home means a supervised residential use building in which three to ten persons, exclusive of their
dependants and of any staff, live as a group in a single household living arrangement, and where residents require
support or supervision on a daily basis, but excludes correctional facilities and shelters. (foyer de groupe) (By-law
2014-94) NOTE: Under the interpretation note, the whole of the building must be occupied as a group home.
Shelter means an establishment providing temporary accommodation to individuals who are in immediate need of
emergency accommodation and food, and may include ancillary health care, counselling and social support
services. (refuge)
120
Section 3 - Designations and Land Use
Shelter Accommodation
4. Where the zoning by-law permits a dwelling in areas designated General Urban Area, Developing Community,
Central Area, Mixed-Use Centre, and Village, the by-law will also permit shelter accommodation. Shelter
accommodation shall be designed in a manner compatible with the general area. The zoning by-law may include
provisions to regulate the size and location of this use. [Amendment #76, August 04, 2010]
Where it is a permitted use in a zone, in addition to the provisions of the zone in which it is located, a shelter must
be separated from any other lot containing a shelter, a distance of 500 metres from each property line of the lot
on which the shelter is located.
(2) Despite subsection (1), the minimum required separation distance need not extend across a highway, grade-
separated arterial roadway, railway yard, Rideau or Ottawa Rivers, or Rideau Canal, or any other major barrier to
pedestrian or vehicular movement, and in such cases is deemed to be fulfilled by the distance between that barrier
and the affected property line or lines of the lot containing the shelter.
(3) Where located within a Minor Institutional Zone, a shelter must be separated from any lot zoned R1, R2, R3
and R4, a distance of 30 metres from each property line of the lot on which the shelter is located and the
Residentially-zoned lot.
(5) Despite anything to the contrary, a maximum of four shelters are permitted in Ward 12 as shown on Schedule
5. (By-law 2008-341).
119
City of Ottawa Zoning By-law Definitions Source: http://documents.ottawa.ca/sites/documents.ottawa.ca/files/documents/pt_01_en.pdf
120
City of Ottawa Official Plan Volume 1 Section 3. Designations and Land Use. http://ottawa.ca/en/node/1009706
121
City of Ottawa Zoning By-laws. 134 Source: http://documents.ottawa.ca/sites/documents.ottawa.ca/files/documents/pt_05_en.pdf
CITY OF OTTAWA ZONING IMPLICATIONS OF THE SALVATION ARMY SHELTER PROPOSAL PAGE 25
The following map outlines shelters within a 500 metre radius of the proposed development site.
The following map provides a 500 metre distance radius of existing shelters limiting additional shelter
development within this zone.
CITY OF OTTAWA ZONING IMPLICATIONS OF THE SALVATION ARMY SHELTER PROPOSAL PAGE 28
Name Location
1 Billy Buffet House of Welcome 243 Granville St.
Team A- Site Selection Criteria for the site- Neal McCarten and Samantha Strath
Team B- City of Ottawa Social Services policies and objectives- Lauren Touchant
Team C- Review of available private and government lands- Benjamin Gianni
Team D- Focus on services for the community- Catherine Labossiere
Team E- Elements of design for the proposal- Benjamin Gianni
Team F- Innovation and best practices in the sector and opportunities to improve the service offering-
David McCarron
Team G- Engagement in the community and City- Drew Dobson
Team H- Focus on Zoning Review- Peter Kucherepa, Benjamin Gianni and Louise Lapointe
Team I- Fundraising- TBD
Team J- Social impact in Vanier- Louise Levesque
CITY OF OTTAWA ZONING IMPLICATIONS OF THE SALVATION ARMY SHELTER PROPOSAL PAGE 30
Key Messages:
The Salvation Army proposal to re-locate and construct a mega shelter at 333 Montreal Road, in Vanier, Ottawa,
Ontario, is breaking all the provincial and municipal rules and policies regarding shelter locations.
The proposed location at 333 Montreal Road does not meet the legal and policy objectives regarding shelter locations
outlined by the City of Ottawa. The violations are so egregious it demonstrates that the proposed site cannot be
considered appropriate or fitting for a mega shelter location.
The Salvation Army proposal raises concern that they did not take into proper consideration provincial laws, city by-laws
or policies regarding shelter locations. Meaning their submission is simply based on an argument of convenience, which
should raise significant concerns to the City of Ottawa.
Summary of Analysis:
The Salvation Army is proposing one of Canadas largest shelters at 333 Montreal Road. They have provided a
Context submission to the City of Ottawa seeking authority to build this new facility in Vanier.
The proposed development site does not follow the policy objectives of the Ottawa Official Plan:
The proposed development does not pursue the city objective of safe and healthy communities. The
proposed development will imperially increase crime (i.e. drugs, violence, loitering) and limit the capacity of
Counter
existing service providers in Vanier to effectively reform citizens at risk.
Ottawa
Official The proposed development concentrates low income housing in Vanier, already at disproportionate levels of
Plan low income housing, going against the city wide plan and provincial planning objectives to diversity how
income housing across all areas. This will further negatively affect housing stock in the City of Ottawa.
The proposed development lacks any economic or positive impact to Vanier, a sensitive and at risk economic
recovery area of the city.
The proposed development site clearly violates the Ottawa zoning bylaws regarding shelter developments:
The city restricts shelters from being within 500 metres of each other. There are three shelters, recognized by
the city, within 500 metres of the proposed site.
The city restricts no more than four shelters in Ward 12. There are 12 shelters in Ward 12, including 5 large
shelters. These shelters are in legal-non-compliance status, meaning they can operate but if they move out
Counter
Ottawa they cannot relocate in Ward 12. As such, it is illegal for the Salvation Army to re-locate a shelter in Ward 12.
Zoning By- The proposed location of 333 Montreal Road is on a city Mainstreet. City bylaws restrict shelters to be created
Laws on Mainstreets due to the negative externalities to the community. The Salvation Army proposal provides
that its clients will benefit from the location, but at the direct cost to the Main street community, including
negatively affecting commercial development, parking, traffic and noise.
The city further restricts shelters in a commercial and residential area. The location of 333 Montreal Road is
on a commercial and abutting residential area, which will result in significant negative impacts to the direct
commercial and residential area.
The City of Ottawa and Vanier community cannot support a proposal that breeches all shelter location rules and
Solution polices set forth by the city. This demonstrates that the site of 333 Montreal Road is not a good fit under law or
city policy, creating a clear cause of action to the Ontario Municipal Board.
CITY OF OTTAWA ZONING IMPLICATIONS OF THE SALVATION ARMY SHELTER PROPOSAL PAGE 31
This report was authored by Peter Kucherepa HBA. J.D. M.Cert. CITP, Barrister & Solicitor, Sr. Policy Advisor and
Community Advocate. This document was assisted by the Vanier Zoning and By-Laws Committee, community
leaders and the Office of Mathieu Fleury. Peter Kucherepa holds a strong track record of community advocacy
having authored a report on the proliferation of payday loan centers in Vanier effectively changing the laws of
Ontario and city by-laws to re-develop Montreal Road. Peter Kucherepa was nominated for a Samara Political
Citizen Award for this accomplishment. This paper is his own opinion and supported by the Vanier community. It
does not reflect the opinions of his employer(s) or any level of government. He can be reached for comment at
Good morning Madame Chair. Thank you for the
opportunity to present to planning committee on this matter.
Vanier does not shun shelters nor shy away from the people
who use them. On the contrary, with a large number of
shelters already in this area, they are part of the fabric of our
community. What we do oppose however is a shelter of
the scale and magnitude proposed for 333 Montreal Rd.
adjacent to a mature neighbourhood and along a designated
Traditional Main Street.
Then, out of the blue, came Sally Ann and the monolith that concerns us
today. The shock of this proposal delivered, by the way, as a decision
already made represents to our community a setback.
Though presented to us by the Salvation Army as an economic boon, their
proposal will dominate a residential neighbourhood of low to lower
middle income families and the only economic boon would be realized
only by purveyors of cigarettes, alcohol, drugs and sexual services
Please refer to Andrew Lumsdens the first presenter today survey
detailing the spending proclivities of the current clients at the
Booth Street facility.
The Salvation Army has also presented us with their vision, replete with
illustrations of the outside courtyards to be enjoyed by well, no one
much, really; the images are of their much smaller facility in Oregon.
Oregon enjoys a temperate climate those much-touted courtyards that are
supposed to provide gathering places for the clients wont work here in the
North for over half the year.
Poor planning for land use.
My wife and I often delivered our donations to the Army store and every
time I would look at the shabby asphalt of a large unused parking lot and
think what a great palce for a park trees, cobblestones, an outdoor skating
rink
Ok, call me a dreamer but Im not the only one.
NOVEMBER 8, 2017,
PREPARED BY LOUISE LEVESQUE, SUZANNE LPINE, JANE SOUTH AND DEBORAH BYRNES
Page | 1
Table of Contents
SOCIAL IMPACT ON SENIORS..............................................................................................................................2
CONCLUSION ........................................................................................................................................................... 12
Page | 1
SOCIAL IMPACT ON SENIORS
Demographics
According to Statistics Canada, seniors are a rapidly growing population throughout
Ottawa and across Canada. In a report named A Portrait of Ottawa Older Adults:
Demographic and Socio-Economic Characteristics1 the City of Ottawas projects that
the number of seniors in Ottawa will more than double by 2031.
In 2014, there were 2,725 seniors living in Vanier. Of these, 8.6 per cent of seniors in
Vanier were aged 80 and over, compared to 3.7 per cent citywide. That is more than 50
per cent more than the average. Altogether, seniors make up about 27.6 per cent of
Vaniers population, compared with 13.2 per cent city-wide (2014: Jean-Franois
Parent).
Age of Residents
Ottawa
Variable Vanier
Average
1http://ottawa.ca/calendar/ottawa/citycouncil/cpsc/2011/08-18/07%20-
%20Document%203%20-%20Demographic%20and%20Socio-
Economic%20Characteristics%20EN.pdf
2
Seniors living in Vanier experience greater poverty than seniors in other areas of
Ottawa. While seniors incomes have been increasing on a national level and the
percentage of seniors with low incomes have declined, almost 80 per cent of Vanier
seniors remain low-income (Vaniers Migration History ReportDec 20142).
Seniors in Vanier are also three times more likely to live alone than seniors living in
other parts of the city (85.2 per cent in Vanier vs. 26 per cent city-wide) or to live with
their family members (2014: Jean-Franois Parent). Seniors living alone are also more
likely to be isolated.
Walking is a very important factor in seniors lives. This fact is recognized by the City of
Ottawa, the Province of Ontario and the Federal Government. The ability to walk
everywhere has a positive impact on seniors physical, psychological ad mental well-
being, which in turn enables them to continue living in their current home and familiar
community for as long as possible. This is also why they prefer to continue living in
Vanier. (Journal of Urbanism: International Research on Place making and Urban
Sustainability; Volume 9, 2016Issue 1, by Paula Negron-Poblete, p. 1)3.
For many seniors, walking is a significant exercise that has a positive impact for their
physical, psychological and mental well-being. In Vanier, many senior residents prefer to
walk to the services available in their community and in adjacent neighbourhoods (drug
store, grocery store, Canada Post service depot, restaurants, hairdressing salons,
medical centres, physiotherapy services, community plays, financial institutions, church,
community services centres, the Centre Pauline Charron, etc.) than drive or use public
transportation.
file:///C:/Users/A/Downloads/Rapport%20de%20recherche%20_%2020%20janvier%202015.pdf
3 http://www.tandfonline.com/doi/pdf/10.1080/17549175.2014.990916
Page | 3
For example, this nun from the Soeurs Filles de la Sagesse retirement home, located at
434 Montreal Rd, regularly walks a 1 km distance to the Jean Coutu drug store, at 262
Montreal Road.
Accessibility to public transportation on Montreal Road also makes it ideal for seniors
wanting to travel within Vanier or to other neighbourhoods, including the Rideau
Centre. Given that the homeless often wind up living amid transportation
infrastructure: bush shelters even moving buses4, seniors safety is of particular
concern because they will have to compete for space and/or be harassed by the
homeless men.
The arrival of the proposed Salvation Army megaproject will increase the incidence of
panhandling in Vanier. Many seniors living in the vicinity of the proposed Salvation Army
project have said that if the SA is allowed to build at 333 Montreal Road, they will
refrain from walking for fear of their safety on the sidewalk, in residential and public
entrance ways, bus shelters and at bus stops, which in turn will be detrimental to the
physical and mental well-being.
4 https://www.citylab.com/solutions/2013/02/why-homelessness-transportation-issue/4577/
4
since the death of my husband. Small and fragile as I am, do you see me
accosted by a drunk of drugged homeless people? If the Salvation Army
builds its mega-project, I will inescapably have to pay a taxi or ask one of
my neighbours to bring everywhere instead of walking. I will be much too
afraid of being attacked.)
For its part, the Centre Pauline Charron, (10 min. walk from SA proposed site) helps
seniors and young retirees improve their mental and physical health regardless of race,
beliefs or means. Participating in the activities offered by the Centre Pauline Charron
allows seniors to maintain their autonomy, prevent isolation, increase their knowledge,
develop new talents and maintain good physical form. Furthermore, the Richelieu
Community Centre and faith-based organizations provide services to seniors. The
Salvation Army Centre would compete with these services more than complement
them. It is, furthermore, hard to imagine most seniors walking the gauntlet of vagrants,
panhandlers and drug dealers to access Salvation Army community-oriented services.
One alternative place for the homeless to live and sleep would likely be the Notre-Dame
Page | 5
de Lourdes Grotto, which is located a mere 500 metres from the proposed site. The
grotto is a historical religious site which has been hosting pilgrimages from across
Canada since 1888 and is primarily maintained by volunteers. It is a place where people,
particularly seniors and women, pray in a quiet natural setting at all hours of the day or
night.
If the Salvation Army is allowed to build its megaproject, this shrine will find itself on the
front line of this issue merely because of its seating capacity and seclusion, instead of its
intended use. The overflow of SA clients unable to find shelter will seek refuge at the
grotto. The same applies to Notre-Dame cemetery. Parishioners and clergy alike are
fearful that both sites will have to be barricaded at all times instead of being open to the
public.
4. Financial Loss
For senior property owners, the Salvation Army shelter at 333 Montreal Road will
have significant financial consequences. Many seniors in Vanier have lived in the
community for decades, creating a strong sense of history, identity and pride. For those
seniors, property values is doubly important as it represents an insurance on their
future well-being.
For example, the revenues from the future sale of those seniors property will
determine whether or not they will be able to afford going into a retirement home or a
long-term care facility. REMAX and Royal LePage brokers have already informed some
property owners in the vicinity of 333 Montreal Road that if the Salvation Army is
6
allowed to build its mega-project, their (the senior homeowners) property values will
decrease between $20,000 and $40,000, depending on whether they are able to sell
before or after the shelter is built. This represents a significant loss for seniors who have
worked all their lives diligently to ensure that they are appropriately cared for their last
years.
Nous voulons cueillir le fruit de tous ces efforts et jouir de notre milieu toujours en
devenir.
Albert Potvin
5. Quality of Life
Seniors quality of life will also be affected if the Salvation Army is allowed to build its
currently proposed megaproject. In an article published by the Bronx Times, John
Bonizio, chairman of a neighbourhood merchants association, states that Properties in
communities with shelters are considered less desirable.5
As Kelly Wilson put it We are not just worried about the 350 beds; its the 3,600 people
coming to Vanier to access the Salvation Armys social services hub that they are very
concerned about! Others, including Grard Bourdeau, an 87-year-old Vanier
condominium owner across the street from the proposed site, are particularly
concerned about the increase in noise and violence by the SA patrons, resulting in a
greater need of police, ambulances and fire trucks. Vanier commercial and residential
owners as well as the City of Ottawa would have to build fences throughout the
community to protect its citizens, businesses and properties from such things as
stabbings, assaults, bitter fights, murders, etc.
5 http://www.bxtimes.com/stories/2009/39/doc4abd0c1cc71ee107480486.html
Page | 7
The Salvation Army have indicated that security for the proposed shelter will be
provided by a private security firm and cameras. However, based on other Salvation
Army shelters across North America, things will get bad and they (the security) will have
to ask the Ottawa police to provide constant security outside the compound to provide
the security needed.
Grard Bourdeau
Some Vanier seniors are already questioning if they should put their property up for sale
now or wait until after the City of Ottawa Planning Committees and the Ontario
Municipal Boards decision. Others are angry that they were not consulted at the onset
of the Salvation Armys intent to relocate to Vanier. Some condo owners across the
street have already put their unit up for sale in fear of being invaded by people with
severe mental issues. Nearby seniors may own the best house, but if located on a bad
street, which the Salvation Army project will make Montreal Road, loss of their long-
term investment will have a dramatic effect on their future well-being.
8
SOCIAL IMPACT ON FRANCOPHONES
Our main argument in presenting you the social impact on Francophones of the
proposed Salvation Army project is in the preservation of the French Quarter of
Vanier.
The 1990s saw the creation of the French Quarter (quartier Franais), a section of
Montreal Road, that brought together a group of stores, offices, and specialty
businesses that display their Francophone character through the architecture of the
buildings, signage, and services offered in French. See Gilbert, 1999.
In 2004, the Assemble Francophone & Comit Interagences of the Social Planning
Council of Ottawa reported that Francophones live predominantly in the eastern wards
of Ottawa. The report also recognized that a large percentage of Francophone
households in Vanier are low-income households.
Page | 9
In 2014, the Vanier Community Association and Vanier Business Improvement
Association recognized Montreal Road as the French Quarter of Vanier. Furthermore,
A Brief History of Quartier Vanier6, states that, when amalgamated to the City of
Ottawa, the City recognized Vanier as a neighbourhood that has kept its unique and
distinct identity thanks to the many French-speaking people living there.
The Business Improvement Association of Vanier, along with the residents, worked hard
to enact change in Vanier, while keeping its historical markings. We thought of the idea
of re-branding each of our main roads while trying to keep everyone happy. We ended
by naming Montreal Road as the French Quarter. (Source:
http://ottawacitizen.com/news/local-news/the-changing-face-of-vanier-what-a-
difference-a-decade-makes) (Ottawa Citizen, 2015)
Vanier residents were told at the open house that some Salvation Armys services would
be offered in French but not all. This is unacceptable given that, according to the SA, the
majority of their clients are Francophones coming from Vanier.
This is not the first time that Francophone rights are ignored. In 2015, francophone
families were also caught by surprise at the closing of the Beausoleil Child Care Centre, a
francophone daycare service in Lowertown that catered largely to low-income families.
Lebreton Flats was also a French community ravaged by so-called progress.
The SAs megaproject is viewed by Vanier residents as another means of destroying this
Francophone community just as were the Lowertown and Lebreton flat takeovers.
Francophone went through a similar fight with the Montfort Hospital. In that case, the
6 http://www.museoparc.ca/circuitvanier/a-brief-history-of-quartier-vanier/
10
lawyer had pleaded and won the case to save the hospital on the basis that it was the
discrimination of a minority population according to the charter of human rights by a
majority population because it threatened the social cohesion of the Francophone
community.
The large-scale project not only undermines two principles of the Montreal Road District
Secondary Plan, which guarantees accessibility to public spaces and the protection, and
promotion of Vanier as the French Quarter, it goes against the small French stores that
work with and promote the French culture. The 333 Montreal Road enclave could house
3 to 4-story buildings with apartments, which are either rented or owned, on the top
levels. Not to compete with the Beechwood Market, the shops, located on the ground
floor, would combine the traditions of a neighbourhood storefronts with unique and
limited baked goods, cheeses, tableware, cafs, home-made pizza, ornaments, jewelry,
artwork, bicycle parking, etc.. They show two large windows at street level with an
inside space of 160 square metres on the ground floor.
Page | 11
CONCLUSION
Homeless people have a mandated right to shelter, which means that every man,
woman, and child is eligible to have a place to live. To fulfill its legal obligation, then, the
city must build low income to serve the need.
The report of the Social Impact Group describes the effects that the proposed 350-bed
Salvation Army (SA) project, on Montreal Rd. and its 3,600 people coming to Vanier to
access a social services hub will affect different groups of residents within this
community. Vaniers children, families, women, the elderly and the Francophones, just
to name a few, are disproportionately at risk for adverse health and security outcomes
caused by the project compared with of other areas of Ottawa because of the low socio-
economic indicators that already exist.
The scope and scale of the proposed SA project will make it unmanageable given that
those who consume will be returned to the street, thus compromising the fragility and
sustainability of this community.
The members of the Social Impact Group have presented several arguments why the
Salvation Army should not be allowed to building its mega shelter at 333 Montreal
Road, as well as some redevelopment options.
As residents of the Vanier, we respectfully but firmly request that the project approval
be deferred pending a Social Impact Assessment, which has yet to be done by the city.
Accepting the Salvation Armys proposal at this time would have a destructive long-term
spillover impact for our community for generations to come.
In closing, the Salvation Army is the first of the shelters in Ward 12 to be relocated. The
Mission and the Shepherd of Good Hope are also looking to move to other locations. It
is therefore imperative that the Planning Committee and City Council foster the
decentralization of shelters and related social services to various areas of Ottawa as to
avoid other mega shelters in other wards.
12
From: David Lewis
Sent: Tuesday, November 14, 2017 9:40 AM
To: O'Connell, Erin <Erin.O'Connell@Ottawa.ca>
Subject: Proposed Salvation Army Development ou
Erin 0Connell
Planner File Lead
Planning Services
City of Ottawa
For the good of these good people and those who will inevitably follow them, I implore
you to please support the Salvation Armys proposal.
Yours sincerely,