Massive redevelopment, 'social contract' approved for Heron Gate

Ottawa's planning committee has givenHazelviewInvestments the go-ahead for a massive redevelopment of thelow-income Heron Gate area, one that will include a first-ever legal document for the citydesigned to ensure many units remain affordable.

The definition of what level of rent isaffordable for families in one ofpoorest and most diverseareas of the city, however and the terms of that proposed contract between Hazelview and the City of Ottawawas the subject of much debate Thursday.

Ever since Hazelview, formerly known as Timbercreek, evicted two waves of residents in 2016 and 2018 and then demolished their rental units, community groups such as ACORN have been fighting for those who remain.

The group is balking at some of the details of the so-called "social contract" ithas been pushing for.

Only one-sixth of the site's 6,427 units would be affordable, and those in new buildings initially would have remained so for just a decade although that was stretched to 15 years during Thursday's meeting.

• Heron Gate developer signs contract binding it to social commitments
• Heron Gate tenants say developer's social contract won't meet affordability needs

Alta Vista Coun. Jean Cloutiersaid heunderstands residents' fears, but the contract theresult of difficult talks can guarantee both affordable and new rental housing stock at a timeit's badly needed.

Thememorandum of understanding willbe tied to the land title soany future owner would also have to uphold Hazelview's social promises.

"It will be a benchmark that others can follow," he said.

'Slow-motion gentrification'

Community advocates like Mavis Finnamore, however, argued time limits onaffordable housing units should be eliminated.

"This plan is nothing more than a slow-motion gentrification," saidFinnamore, who had previously beenevicted from Heron Gate.

She said the point of the social contract was to avoid displacingfamilies, and the 1,010 promised affordable units shouldn't "evaporate" after a number of years.

Community advocate calls Heron Gate development slow-motion gentrification

3 years ago

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Mavis Finnamore, a former Heron Gate resident, says the redevelopment of the area cannot include a limit for how long affordable housing is offered, a measure that would eventually force low-income residents to move.

ACORN members also arguedthe city's definitions for affordable rents are too pricey for Heron Gate, where the averagetotalhouseholdincome was $44,770 in the 2016 census.

For instance, councillors heard from 12-year-oldFaiza Ibrahim, who lives at Heron Gate in a household of 10 people.

She, her parents and siblingscurrently pay $1,530 per month. The city outlines an affordable brand-new three-bedroom unit could have rents as high as $2,319.

"Everywhere we move, they threaten to tear our home down," Ibrahimsaid, reading commentsfor her fatherwho speaks only Somali. "Please don't pass this plan. We are very scared."

Extra 4,563 units planned

Rents wouldn't jump for residents like the Ibrahims, however, saidColleen Krempulec, Hazelview's vice-president of brand marketing and corporate social responsibility.

Instead, the company promises those living in 559 lowrise units to be demolished will be offered anequivalent unit at the same rent.

Some councillors weren't convinced the contract was ready, however, with Coun. Shawn Menard calling it "weak."

"We're in virgin territory," said Coun. RileyBrockington, as he questioned Hazelview. "We've got to make sure [the agreement] is bulletproof. We've got to make sure it addresses those key issues and themes that the public has raised today, and has raised for years."

In the end, planning committee voted six to threeto approve the official plan changes andmemorandum of understanding.

If the decision is also endorsed at city council on Sept. 8, Hazelviewcould build higher buildings and add 1,439 more units than Ottawa's official plan currently allowson the 21-hectare site.

It would be a major redevelopment that could take 25 years to build, with some 50 buildings envisioned, more than 4,500 new units added,and all existing structures demolished except for five towers. The company said the plan adds housing stock and intensification at a time when the city wants both.