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This is a story about storeys: 209 of them, to be exact.
From the large-scale redevelopment of an aging shopping mall to a new retirement complex in Barrhaven to an infill project in Old Ottawa East, the 11 towers of varying shape and size up for consideration next week by Ottawa’s planning committee represent a combined total of 209 storeys of new homes, shops and offices.
The committee’s unusually packed agenda also includes the battle in Barrhaven over the Salvation Army’s plan to build a new church and community centre near Ottawa’s international airport and a request for three new farmers’ markets.
As for those storeys, here’s a glimpse of what could be coming soon to a skyline near you.
Developer’s rendering for the proposed Westgate mixed-use project
Westgate Shopping Centre redevelopment, 1309 Carling Ave.
The application envisions five mixed use high-rise towers on 3.69 hectares of land between Carling and Highway 417. Two towers along Carling have a proposed height of 24 storeys each, while three towers closer to Highway 417 would be 24, 36 and 36 storeys. The current height limit in that area is nine storeys.
A pair of public meetings was held in late 2015 before RioCan Management’s application was even submitted, and another was held last June. Residents worried about impact of increased traffic, wanted cycling and pedestrian connections and support to create community facilities and amenities on the Westgate lands.
A privately-owned public space would be developed in phases, with a total full area of approximately 3,950 square metres, to be used as a gathering space for residents of the new buildings and the surrounding community.
RioCan has also agreed to build cycle tracks along the north side of Carling between Archibald Street and Merivale Road during the second phase of the redevelopment and another cycle track along the west side of Merivale between Carling and the 417 underpass in the third and final phase.
The redevelopment would have 1,133 parking spaces, when the minimum required is 841. That’s a concern to Kitchissippi Coun. Jeff Leiper, who says the project’s sustainability will depend on “aggressive effort” to boost transit, cycling and walking. Offering more parking than needed runs counter to that, he says.
River Coun. Riley Brockington, meanwhile, is concerned the 20-year timeframe for redevelopment is too lengthy and will affect quality of life for nearby residents.
The planning department supports the plan, saying it encourages redevelopment of the site with a mix of uses, creating a more active streetscape and substantial new public space.
Embassy West Senior Living, 1400 Carling Ave.
Just west of Westgate on the south side of Carling, this site currently has a five-storey retirement home, originally built as a hotel.
The applicant, Sharon Enterprises LP, wants to add two new towers, 10 storeys and 12 storeys; the 12-storey tower would feature an amenity room above the 12th storey.
Carling is considered an arterial mainstreet. City planners say there are significant opportunities for redevelopment and intensification along such streets, as well as for increased walking, cycling and transit use, which could create less disruption for adjacent neighbourhoods.
The planning department is supportive of the application, but the Carlington Community Association is opposed. While the association acknowledgements the Carling and Merivale corridors will be redeveloped over time, it’s calling for developments that respect current residential and commercial districts.
Former Trailhead store, 1960 Scott St.
Colonnade BridgePort wants to demolish the iconic timber building that was home to Trailhead Paddle Shack for 25 years to build a 22-storey tower with ground-floor retail, five floors of office space and the rest of it rental apartments, about 120 residential units in total. There would be a two-level underground garage.
The site is zoned for a maximum height of six storeys, but taller buildings can be considered if there’s a transition between existing buildings or the location is close to a transit station.
It’s an attractive spot for high-density development since it’s kitty-corner to the Westboro Transitway station, which will become an LRT stop when the Stage 2 rail expansion is finished in 2023. The city wants to plan residential density around LRT stations.
The application is further sweetened by the prospect of Section 37 benefits, which pour in when the city approves extra height and density in return for community benefits. In this case, the developer will pay $600,000 for Lions Park puddle rink infrastructure, a ward-specific fund for affordable housing and a ward-specific fund for cycling infrastructure.
The planning department is recommending approval, but the area’s councillor, Jeff Leiper is not on board. He wants a compromise between six and 22 storeys and says the community design plan should be upheld.
“Community design plans and secondary plans should be documents upon which residents can count. Certainly, they have invested enough time in the creation of those that they are owed some deference. The approval of this development would signal to all residents of Ottawa that this is not the case,” he said.
There’s also a parking disconnect, Leiper says. If proximity to transit is the city’s justification to residents for approving more height and density, why does the proposed development include so much parking?
Artist’s rendering for proposed development at 125 Marketplace
125 Marketplace Dr. and 101A Lindenshade Dr.
Minto wants to build a retirement home complex consisting of two buildings — eight storeys and nine storeys — on a vacant site located within the South Nepean Town Centre.
The developer needs permission to exceed the permitted height limit of six storeys.
The immediate area contains four-storey buildings or lower, but current policies allow building heights of up to six storeys. And although there’s nothing built there yet, the property to the north could allow building up to 16 storeys.
Minto’s concept, according to a staff report recommending approval, includes “quality architecture and design” that incorporates transitions and stepbacks in an effort to better respect existing neighbourhood.
Artist’s rendering for proposed development at 47 Havelock
47 Havelock St.
A triangular site is at the corner of Greenfield Avenue and Havelock Street in Old Ottawa East could be the future home of Surface Developments’ Canal Lofts.
The developer wants to build a new four-storey building with 23 units, which current zoning would allow at that location. A zoning bylaw amendment is needed, however, for a slight height increase and reduced setbacks.
Planners gave the application the thumbs up, saying it upholds the guidelines for low-rise infill because its proposed height and massing is in keeping with its surroundings. The department also complimented its good design for a location at the confluence of two streets — the Greenfield Avenue side responds well to arterial character of the street with extensive landscaping, while the Havelock Street façade respects the two- and three-storey single-detached, semi-detached and multi-unit buildings with ground-floor entrances, they said.
Some nearby residents, however, expressed fears ranging from insufficient parking and the loss of mature trees on the property to the number of units proposed and potential noise from the rooftop patio.
mpearson@postmedia.com
twitter.com/mpearson78
查看原文...
From the large-scale redevelopment of an aging shopping mall to a new retirement complex in Barrhaven to an infill project in Old Ottawa East, the 11 towers of varying shape and size up for consideration next week by Ottawa’s planning committee represent a combined total of 209 storeys of new homes, shops and offices.
The committee’s unusually packed agenda also includes the battle in Barrhaven over the Salvation Army’s plan to build a new church and community centre near Ottawa’s international airport and a request for three new farmers’ markets.
As for those storeys, here’s a glimpse of what could be coming soon to a skyline near you.
Developer’s rendering for the proposed Westgate mixed-use project
Westgate Shopping Centre redevelopment, 1309 Carling Ave.
The application envisions five mixed use high-rise towers on 3.69 hectares of land between Carling and Highway 417. Two towers along Carling have a proposed height of 24 storeys each, while three towers closer to Highway 417 would be 24, 36 and 36 storeys. The current height limit in that area is nine storeys.
A pair of public meetings was held in late 2015 before RioCan Management’s application was even submitted, and another was held last June. Residents worried about impact of increased traffic, wanted cycling and pedestrian connections and support to create community facilities and amenities on the Westgate lands.
A privately-owned public space would be developed in phases, with a total full area of approximately 3,950 square metres, to be used as a gathering space for residents of the new buildings and the surrounding community.
RioCan has also agreed to build cycle tracks along the north side of Carling between Archibald Street and Merivale Road during the second phase of the redevelopment and another cycle track along the west side of Merivale between Carling and the 417 underpass in the third and final phase.
The redevelopment would have 1,133 parking spaces, when the minimum required is 841. That’s a concern to Kitchissippi Coun. Jeff Leiper, who says the project’s sustainability will depend on “aggressive effort” to boost transit, cycling and walking. Offering more parking than needed runs counter to that, he says.
River Coun. Riley Brockington, meanwhile, is concerned the 20-year timeframe for redevelopment is too lengthy and will affect quality of life for nearby residents.
The planning department supports the plan, saying it encourages redevelopment of the site with a mix of uses, creating a more active streetscape and substantial new public space.
Embassy West Senior Living, 1400 Carling Ave.
Just west of Westgate on the south side of Carling, this site currently has a five-storey retirement home, originally built as a hotel.
The applicant, Sharon Enterprises LP, wants to add two new towers, 10 storeys and 12 storeys; the 12-storey tower would feature an amenity room above the 12th storey.
Carling is considered an arterial mainstreet. City planners say there are significant opportunities for redevelopment and intensification along such streets, as well as for increased walking, cycling and transit use, which could create less disruption for adjacent neighbourhoods.
The planning department is supportive of the application, but the Carlington Community Association is opposed. While the association acknowledgements the Carling and Merivale corridors will be redeveloped over time, it’s calling for developments that respect current residential and commercial districts.
Former Trailhead store, 1960 Scott St.
Colonnade BridgePort wants to demolish the iconic timber building that was home to Trailhead Paddle Shack for 25 years to build a 22-storey tower with ground-floor retail, five floors of office space and the rest of it rental apartments, about 120 residential units in total. There would be a two-level underground garage.
The site is zoned for a maximum height of six storeys, but taller buildings can be considered if there’s a transition between existing buildings or the location is close to a transit station.
It’s an attractive spot for high-density development since it’s kitty-corner to the Westboro Transitway station, which will become an LRT stop when the Stage 2 rail expansion is finished in 2023. The city wants to plan residential density around LRT stations.
The application is further sweetened by the prospect of Section 37 benefits, which pour in when the city approves extra height and density in return for community benefits. In this case, the developer will pay $600,000 for Lions Park puddle rink infrastructure, a ward-specific fund for affordable housing and a ward-specific fund for cycling infrastructure.
The planning department is recommending approval, but the area’s councillor, Jeff Leiper is not on board. He wants a compromise between six and 22 storeys and says the community design plan should be upheld.
“Community design plans and secondary plans should be documents upon which residents can count. Certainly, they have invested enough time in the creation of those that they are owed some deference. The approval of this development would signal to all residents of Ottawa that this is not the case,” he said.
There’s also a parking disconnect, Leiper says. If proximity to transit is the city’s justification to residents for approving more height and density, why does the proposed development include so much parking?
Artist’s rendering for proposed development at 125 Marketplace
125 Marketplace Dr. and 101A Lindenshade Dr.
Minto wants to build a retirement home complex consisting of two buildings — eight storeys and nine storeys — on a vacant site located within the South Nepean Town Centre.
The developer needs permission to exceed the permitted height limit of six storeys.
The immediate area contains four-storey buildings or lower, but current policies allow building heights of up to six storeys. And although there’s nothing built there yet, the property to the north could allow building up to 16 storeys.
Minto’s concept, according to a staff report recommending approval, includes “quality architecture and design” that incorporates transitions and stepbacks in an effort to better respect existing neighbourhood.
Artist’s rendering for proposed development at 47 Havelock
47 Havelock St.
A triangular site is at the corner of Greenfield Avenue and Havelock Street in Old Ottawa East could be the future home of Surface Developments’ Canal Lofts.
The developer wants to build a new four-storey building with 23 units, which current zoning would allow at that location. A zoning bylaw amendment is needed, however, for a slight height increase and reduced setbacks.
Planners gave the application the thumbs up, saying it upholds the guidelines for low-rise infill because its proposed height and massing is in keeping with its surroundings. The department also complimented its good design for a location at the confluence of two streets — the Greenfield Avenue side responds well to arterial character of the street with extensive landscaping, while the Havelock Street façade respects the two- and three-storey single-detached, semi-detached and multi-unit buildings with ground-floor entrances, they said.
Some nearby residents, however, expressed fears ranging from insufficient parking and the loss of mature trees on the property to the number of units proposed and potential noise from the rooftop patio.
mpearson@postmedia.com
twitter.com/mpearson78
查看原文...
