General Update/Rumour thread [Urban Ottawa]

[LeadingEdgeBoomer]

Originally Posted by phil235

That site has some constraints as it isn't huge, nor is it appropriate for something really tall. I think they are trying to package it with the lot behind it where the house burned down. Ideally it would be a small-scale mixed use building - maybe 4-5 stories stepped back from the street.

That said, you'd have enough space for reasonably big retail on the ground floor. The neighbourhood doesn't lack much on the retail front, but a destination store might work. Maybe something complementary to Lansdowne?

What would the Glebe residents and business community think if a private investor would put up a four or five story parking structure on the site? Something to complement the City of Ottawa parking structure going up on 2nd avenue near Bank

[phil235]

Originally Posted by LeadingEdgeBoomer

What would the Glebe residents and business community think if a private investor would put up a four or five story parking structure on the site? Something to complement the City of Ottawa parking structure going up on 2nd avenue near Bank

I would not be so presumptuous as to purport to speak for Glebe residents generally , but my view is that it is a relatively important corner to waste on parking, and the City's studies say that there isn't a big demand for parking over and above the 2nd Ave garage. A garage there would probably only be busy when big events are on at Lansdowne.

I expect that the business community would be happy with that idea, as businesses always tend to be keen on extra parking. I don't think it would do much for the shopping strip though, no matter how much it is prettied up, but I wouldn't be keen on a parking structure there.

[LeadingEdgeBoomer]

Originally Posted by phil235

I would not be so presumptuous as to purport to speak for Glebe residents generally , but my view is that it is a relatively important corner to waste on parking, and the City's studies say that there isn't a big demand for parking over and above the 2nd Ave garage. A garage there would probably only be busy when big events are on at Lansdowne.

I expect that the business community would be happy with that idea, as businesses always tend to be keen on extra parking. I don't think it would do much for the shopping strip though, no matter how much it is prettied up, but I wouldn't be keen on a parking structure there.

Thanks for the input Phil.

I can see that this corner is important due to its location.

However, with the retail and office space coming on board at Lansdowne, plus the development of the Beer Store site, there may not be much demand/need for more such space in this area for many years to come.

If the business community should be keen on another parking garage , perhaps the GBA should arrange financing for one, with any future profits from operating the garage going to fund the GBA.

It is just an idea I had, without knowing if it could be financially viable.

[phil235]

Originally Posted by LeadingEdgeBoomer

Thanks for the input Phil.

I can see that this corner is important due to its location.

However, with the retail and office space coming on board at Lansdowne, plus the development of the Beer Store site, there may not be much demand/need for more such space in this area for many years to come.

If the business community should be keen on another parking garage , perhaps the GBA should arrange financing for one, with any future profits from operating the garage going to fund the GBA.

It is just an idea I had, without knowing if it could be financially viable.

I can't say much about the financial viability of a garage. I expect that would depend on occupancy rates, and there is much debate on whether or not it will be well-used at the moment. In fact, the GCA had a debate on whether to oppose the 2nd Ave garage as recently as November, based on the City staff report that says it exceeds current needs. Ultimately the BIA's position carried the day, but it wasn't unanimous.

In terms of the Beer Store site, I had heard that the original concept included significant underground parking, and would include public parking. Not sure if it will show up in the final plan, but my preference would be for any extra parking to be underground and on that site rather than the 5th Ave corner.

[Kitchissippi]

Found this rendering from the folks proposing the Junction on Facebook:



looks like an 8-plex to me. I'm not sure if I want public bike parking that close to my window

[Urbanarchit]

Originally Posted by Kitchissippi

Found this rendering from the folks proposing the Junction on Facebook:



looks like an 8-plex to me. I'm not sure if I want public bike parking that close to my window

Taken from their website:

Award winning design meets unbeatable pricing in this first of its kind opportunity to own your dream home while getting a brand new car for free. Surface Developments is giving away 18 new cars with its innovative new urban townhome development, Junction, located just minutes from downtown and at the junction of Westboro, Little Italy and the Experimental Farm. Large 1 bedroom units start at $189,900 and every single home comes with a brand new car or the choice of $15,000 in free upgrades. Luxurious 2 and 3 bedroom units will also be available. This is a strictly limited time offer and available only to VIP registrants.

That's a really broad area, so... Hintonburg/Civic Hospital? Could this be going on on Ladouceur? It says occupancy Fall 2014.

I kind of like the design, especially the wood. It seems like it isn't too expensive, too, if some units will be $189,000.

[citydwlr]

Originally Posted by LeadingEdgeBoomer

...
However, with the retail and office space coming on board at Lansdowne, plus the development of the Beer Store site, ...

Originally Posted by phil235

...In terms of the Beer Store site, I had heard that the original concept included significant underground parking, and would include public parking. Not sure if it will show up in the final plan, but my preference would be for any extra parking to be underground and on that site rather than the 5th Ave corner.

Did a quick google search and discovered that Canderel has both properties listed on their site for redevelopment, along with PDF fact sheets:

852 Bank Street (PDF) - retail development

890-900 Bank Street (PDF) - 5-story mixed use condo development

[gjhall]

Originally Posted by S-Man

Where am I supposed to get a used car now?

I'm sure lrt's friend used to buy used cars in the area all the time before, but now can't find vast and free parking, so has not returned in 8 years. Perhaps he can give you a tip.

[phil235]

Originally Posted by citydwlr

Did a quick google search and discovered that Canderel has both properties listed on their site for redevelopment, along with PDF fact sheets:

852 Bank Street (PDF) - retail development

890-900 Bank Street (PDF) - 5-story mixed use condo development

Thanks for the info. Five stories would be quite reasonable for the Beer Store site, if that is what ends up happening.

[lenderonabender]

Originally Posted by Kitchissippi

Found this rendering from the folks proposing the Junction on Facebook:



looks like an 8-plex to me. I'm not sure if I want public bike parking that close to my window

believe they are "stacked townhomes", ie. condominiumized units. they are marketing 18 units.

the project is located acrosss from Westgate Shopping Centre (ie. Merivale/Carling) on Thames Street.

[gatt]

I'm doing the plastering at the mariott.we are on the 15th floor right now.

[citydwlr]

Originally Posted by phil235

Thanks for the info. Five stories would be quite reasonable for the Beer Store site, if that is what ends up happening.

Actually, looking at the Canderel site (and PDFs) again, I'm not exactly sure where I came up with the 5-story part (neither the site or the PDF states 5-stories) ... So, that might have been my own wishful-thinking

Regardless, it'll be interesting to see a Beer Store in the base of a condo. That said, LCBO opened recently in the Hideaway 2, I believe (first time one's been located in a Condo according to the Centretown News).

[citydwlr]

Another Ottawa Beer Store article...This one for the location at 515 Somerset Street across from Dundonald Park.

Ottawa Community News is reporting that...the Beer Store on Somerset West will likely remain in its 1-story form. Though it will occupy some (if not all) of the current parking lot that is currently there now.

The developer, Starbank Developments, needs relief from some of the setback and landscaping requirements to reconstruct a one-storey building that will still contain the Beer Store, but will also expand westward into the underutilized parking lot in order to add two more stores.

Thomas McVeigh, president of the Centretown Citizens Community Association, thinks that location is not being used to its full potential, and should ideally be a mixed use residential building around 4-stories.

The association hasn't viewed the minor variance application or formed an opinion on it, but McVeigh said personally he'd rather see a larger building of around four storeys, which is what the zoning allows. Adding residences on top of the retail units would not only be desirable because they would look out onto one of the area's few urban green spaces, Dundonald Park, but it would also help put more "eyes on the street" to help reduce any perceptions of safety or crime issues in the area, McVeigh said.

[IntoTheCore]

Originally Posted by citydwlr

Another Ottawa Beer Store article...

Charles Darwin posted a takedown of the proposed development:

http://www.westsideaction.com/more-height-please-mr-hume-and-more-density-too/

[Proof Sheet]

Originally Posted by citydwlr

Thomas McVeigh, president of the Centretown Citizens Community Association, thinks that location is not being used to its full potential, and should ideally be a mixed use residential building around 4-stories.

If it is only a Minor Variance application that is required that has any public comment component, then the Committee of Adjustment can only review the application in light of the variances that are being requested and if they are 'minor' in nature and meet the general nature and intent of the OP and Zoning By-law. Without viewing the application in detail, it is highly likely that the application would be approved on that basis.

It is all fine and good to suggest that they build to a greater density etc, but when the application is only for a Minor Variance, I'm not sure what legal mandate the public, community association or anyone else can have to demand a mixed use/multi storey development.

The last time I checked, The Beer Store was not in the land development/real estate business..their mandate, whether you like it or not, is to sell beer to the public via their monopolistic delivery method.

[Radster]

Wellington West is getting their own LCBO, finally! No need to drive anymore, now I will be able to walk 3 blocks to get my booze, yay! It is going into the old carpet store space, where Somerset turns into Wellington Street West (corner of Garland St).

[gjhall]

Originally Posted by Proof Sheet

If it is only a Minor Variance application that is required that has any public comment component, then the Committee of Adjustment can only review the application in light of the variances that are being requested and if they are 'minor' in nature and meet the general nature and intent of the OP and Zoning By-law. Without viewing the application in detail, it is highly likely that the application would be approved on that basis.

It is all fine and good to suggest that they build to a greater density etc, but when the application is only for a Minor Variance, I'm not sure what legal mandate the public, community association or anyone else can have to demand a mixed use/multi storey development.

The last time I checked, The Beer Store was not in the land development/real estate business..their mandate, whether you like it or not, is to sell beer to the public via their monopolistic delivery method.

Still, it's a lever, and if the community (and us for that matter) voice our objections to the application's variances, and the committee turns them down, they can either consult and redesign or fight at the OMB. Approval is not a foregone conclusion.

It probably will also need a site plan? If that's the case, it can indeed be delayed or rejected, like Darwin says. Where is Councillor Holmes on this?

[Ottawan]

Originally Posted by Proof Sheet

If it is only a Minor Variance application that is required that has any public comment component, then the Committee of Adjustment can only review the application in light of the variances that are being requested and if they are 'minor' in nature and meet the general nature and intent of the OP and Zoning By-law. Without viewing the application in detail, it is highly likely that the application would be approved on that basis.

It is all fine and good to suggest that they build to a greater density etc, but when the application is only for a Minor Variance, I'm not sure what legal mandate the public, community association or anyone else can have to demand a mixed use/multi storey development.

The last time I checked, The Beer Store was not in the land development/real estate business..their mandate, whether you like it or not, is to sell beer to the public via their monopolistic delivery method.

I don't think Thom was suggesting there was any basis to "demand" a four story mixed-use building, just stating that such would be the appropriate use of the site. And he is right.

LCBO has started to move into podiums of mixed-use buildings (if I recall correctly, Central was actually the first such location in the province. Now the LCBO is a proponent of a tower on their site at King & Spadina in Toronto). If the LCBO can see the logic in leveraging real estate, why couldn't the Beer Store, which is a private (albeit monopolized) corporation?

BTW, congratulations to you Thom on the Centretown Presidency and good job on deciding to challenge Diane Holmes. I think you're the right man for the job.

[lenderonabender]

Originally Posted by Proof Sheet

The last time I checked, The Beer Store was not in the land development/real estate business..their mandate, whether you like it or not, is to sell beer to the public via their monopolistic delivery method.

Agreed - if their project generally adheres to the Official Plan and Zoning By-Laws, who is anyone to tell them to increase the density and alter their designs, ugly or not? Is there even a precedent for rejecting a minor variance or site plan approval on this basis?

The Beer Store is simply a tenant in this case, but ultimately the property is owned by a developer (Starbank) who should be able to dictate what they build (again, provided their project adheres to guidelines).

I am just as passionate about design and architecture as the next forum reader, however, I find SSP can forget that their are other factors at play in real estate development (ie. expertise, risk factors, financial aspects).

[rocketphish]

Originally Posted by IntoTheCore

Charles Darwin posted a takedown of the proposed development:

http://www.westsideaction.com/more-height-please-mr-hume-and-more-density-too/

The evolution of the Beer Store, so to speak ;-)