Waterfront development on Ottawa's horizon?

I'm having some mixed emotions this morning. Over the past few days I was thinking about an outline for a firy article about Ottawa's lack of waterfront development. It was supposed to be called, "Waterfront development not on Ottawa's horizon".

The reason I was writing the article was because I saw the community design plan for the area around the future Bayview LRT station. In the picture below you'll see the land uses for the area. The blue area shows that this prime waterfront land is to be "Major Open Space". The video for the plan talked about "preserving the natural environment" which means a whole bunch of empty greenspace. No place to shop, eat or have a drink.

I was then going to criticize the overall attitude towards waterfront development in this city, particularly that of the NCC. I was going to say that when I go back to Toronto I usually head towards the waterfront because we have no waterfront development in Ottawa. The article would've been filled with sarcastic comments and what I thought would be beautiful punch lines.

I would've quoted some articles from Project for Public Spaces (PPS) about waterfront development and show that the direction the NCC is taking is wrong.

I was going to show a picture of the Riverwalk in San Antonio, Texas and ask why the Rideau Canal couldn't have just a little development so it could become a shopping, dining and general hang out destination.

Then I would've woke up today and read the lattest blog post by the Ottawa Citizen's David Reevely and felt completely stupid.

So the NCC wants to add some gusto to the shores of the Rideau Canal. They haven't exactly said they'll be development, but hats off to them for waking up and smelling the coffee. I'm upset that my firy blog post and beautiful punch lines will have to be put back on the shelf, but I'm happy the NCC is at least taking a small step in the right direction.

David Reevely was right in saying, "they’re casting a wide net. You never know what you’re going to get back. On the other hand, it’s so wide that it’s pretty hard to figure out what the NCC might possibly consider desirable. A lemonade stand? Actors playing John By’s work crews, telling passersby about their malaria? A skateboarding competition?"

Seeing that the proposals have to be implemented by the Summer of 2012 I doubt we'll be seeing any restaurants or shops. They used some strong NCC language like asking for proposals, actually "pilot projects", that will "enhance the Capital Experience" so we may be seeing a lot of stuff that appeals to all Canadians. Perhaps they'll dump a bunch of lobsters and cod in the canal so people from the Maritimes will feel at home in Ottawa. Only time will tell.

Kevin Bourne
reinventingottawa.blogspot.com

Twenty-eight storey condo planned for Mechanicsville

I don't know if there's anything that brings me more joy as a resident of this city than finding out another condo project has been approved by city council or a builder has submitted an application for a new project. It feels like Ottawa is being transformed right before my eyes!

Local builder Urbandale has submitted a new application for a 28-storey condo tower on Parkdale Avenue. If approved the tower, designed by local architect, Barry Hobin, will be located across from the employment node at Tunney's Pasture and is within walking distance of the Transitway and soon-to-be LRT station.

The project would replace these three houses at 99-107 Parkdale Avenue. They probably won't be missed.

The tower, seen at the end of this post, is expected to be a landmark.  Here are some details from the application:

"The proposed building will accommodate 161 units in 28 storeys...The front is to be a series of individual units [2 storeys] with their access from the street, virtual townhouses integrated into the building."

Builders in Ottawa consistently flirt with 30 storeys without going all the way. When I see a 27 or 28 storey condo I often wonder why they wouldn't just another another few; it really wouldn't make a difference. Sometimes I wonder if there is some unwritten code that 30 storeys is for special cases.

Nevertheless, I'm excited about what's happening in this part of the city. Mastercraft Starwood is putting the final touches on the Soho Parkway and Uniform Urban Developments' twin tower project in Westboro was recently recommeded for approval by City staff.

I drive through this part of the city about once per week to check out progress on building projects or to just hang out with my family. I look forward to seeing how it changes over the next 5-10 years.

Here are some renderings of the proposed building at 99-107 Parkdale Avenue.

City envisions Ottawa as major metropolis

On Sunday I went to Almonte to play some street hockey for the first time in years and to watch the Grey Cup game. I have to say I love the small town, community feel of that area; it's a good escape from the city.

In watching the Grey Cup and seeing shots of the Vancouver skyline I asked my friends from Saskatchewan whether they would ever live in that city. They responded it was too big and that Ottawa was just the right size for them. Being from Toronto I didn't really understand because I'm used to and love big cities.

The conversation eventually switched to life in the country. My friend's father told us stories of walking down the street and being yards away from a group of deer, elk, and some other animal with antlers. If I were that close to them I would've wet my pants. I could never imagine being so comfortable.

When I left Almonte just after halftime I was told to watch out for deer and wild turkey on the roads. What?! One of my phobias is critters on the roads. I drove at 40km per hour until I left Almonte and was leaning forward in my seat, hugging the wheel. It was then that I realized that the same discomfort I have with being in the country is the same discomfort that some people have with being in big cities. Rural folks are used to deer and wild turkey like I'm used to tall buildings and suspect behaviour.

Looking at the Vancouver skyline on the TV that night, dense buildings shining and glimmering in the night, I couldn't help but want more for Ottawa as an urban centre. I asked myself, "Why can't Ottawa be a dense metropolis? Or does it even need to be one? Perhaps I'm wrong for wanting Ottawa to be something it's not?"

Today I got some answers looking over the staff report for the proposed development at 335 Roosevelt Avenue in Westboro. This project was recommended for approval by City staff along with Lamb Development's SoBa project.

Halifax's proposed 48-storey twin jewels a slap in the face to Ottawa

A few weeks ago I wrote a post about a 32-storey condo proposed for Sault Ste Marie. I heard it was approved but haven't been able to confirm that in their city council minutes.

Now Halifax-based United Gulf Developments is proposing Skye- 48-storey twin towers in their city. Before you assume it's just a get rich quick developer, United Gulf has been building in Halifax since 1994.

The towers are meant to resemble a set of twin sails reflecting the city's maritime heritage. These are the most intricate buildings I've seen since the Marilyn Monroe buildings in Mississauga.

Some of the amenities will include a boutique hotel, restaurant, and retail space in the building's podium.

I marvel at how a developer can even propose a 48-storey building in Halifax. I don't know if I'll ever see an Ottawa developer propose 48 storeys in my lifetime the way 35 storeys causes an uproar. I sometimes get frustrated at the ease with which developers can propose and build in other cities. There is an openness to change in other cities that just isn't here yet.

It feels like a slap in the face to those who want to see more density and daring design in Ottawa. Like watching your friend go to prom with the girl or guy of your dreams, while you're going with Plain Jane or Simple Simon. I guess we should just be happy for them.

Personally, when it comes to buildings I prefer tall, slender and sexy over short, ordinary and square. Some people prefer the latter. Just like with people some think tall, slender and sexy is soulless and short, ordinary and square has character.

I wonder if in a few decades ambitious cities like Halifax and Edmonton will become larger urban centres than Ottawa. They are certainly well on their way.

Kevin
reinventingottawa.blogspot.com

Toronto's Core Architects continues to shape urban Ottawa

Much has been said about the increase in Toronto-based real estate developers coming to get a piece of the pie in Ottawa, including Urban Capital and Lamb Development Corp, but not much has been said about the Toronto architects who are influencing the urban identity of the city.

What Urban Capital and Lamb Developments have in common is their relationship with Core Architects.

Core is influencing Ottawa's urban identity conceiving such buildings as East Market, The Mondrian, and Central Phase 1 and if everything goes as planned they'll be adding four more projects to their portfolio in the capital over the next few years.

Waiting in the wings are Urban Capital's Central phases 2 and 3, and Lamb Developments' Gotham and SoBa. I'm personally excited about SoBa because it will bring a brand of architecture to our city that we've never seen before and it will be located in a neighbourhood that has great potential.

With the Lamb projects Core seems to be going in a very cool and trendy direction compared to their previous industrial look for Urban Capital. And with Brad Lamb and his partner Fortress Real Capital looking to scoop up more land we can expect to see more cool and trendy designs from Core Architects in Ottawa.

For those wanting to see Ottawa shed it's boring, mediocre, and small town image, Core's Toronto designs like The Bond, 401 King West, Nicholas, and Seventy5 give us a glimpse into the exciting architecture that may be coming our way.

Ottawa's architectural future is friendly!

Kevin Bourne

reinventingottawa.blogspot.com

Sault Ste Marie building taller buildings than Ottawa

Yes, you read correctly. I heard about it online so I had to check it out for myself.

A Toronto developer is building a 32-storey residential building in Sault Ste Marie's downtown and the buzz in the cyber world is that their city council approved it today. I haven't been able to confirm that yet. The building, located on the old Northern Breweries site, will be double the size of the current tallest building at 16 stories and the developer wants to build even more in the city.

The oddest thing is that the height limit is not set in stone; there is no height restriction according to SooToday.com. An article in the Sault Star says, "Nirmala Singh, of Sun Avalone Health Care Partners, one of the companies that makes up the development group, said current plans are to have 32 "liveable floors," though she said that could change.'It can go higher, but I don't think it will go lower,' said Singh." The city's chief administrative officer, Joe Fratesi, confirms in the article that Sault Ste Marie has no height restrictions in their downtown. The nerve!

Somebody please tell me why Sault Ste Marie is approving and building taller buildings than Ottawa. I once got some flack for suggesting that Ottawa's next downtown hotel be at least 32 stories.

Isn't the city council in the Soo worried about congestion? Are they worried about changing the character of the existing neighbourhood? Aren't they worried about shadowing? They don't even have LRT or trains and I doubt they have an elaborate transit system so this can't be transit-oriented development. I chalk it up to ambition.

I haven't seen the renderings but apparently the design will be something to behold. The Star article went on to say, "Chandra said the corkscrew design of the building is unique, and is meant to be stronger than similar-sized conventional structures. 'I want to put a beautiful lady here, with a twist'.

Congratulations to the Soo for taking risks and embracing density, innovative design and change. The truth is cities all over Ontario- Mississauga, Brampton, Vaughn, Oakville, Markham, Burlington- are starting to take risks and reinvent themselves while Ottawa plays it safe. Cities like Sault Ste Marie are embracing the dreaded Toronto developers while many in our city fear them.

It's time to open our eyes and see we're not a small town, and down the road small towns like Sault Ste Marie may not be either.

Kevin Bourne

reinventingottawa.blogspot.com

Introducing SoBa by Lamb Developments

One condo project I've been highly anticipating is the SoBa (South on Bank) by Lamb Developments and Fortress Real Capital, the same team bringing the Gotham to Centretown. I've been going to the Fortress website about every other day to see if there was any news or renderings for this project. More than anything I was interested to see the calibre of design of the project and how it would add to the urban identity of the city.

To my surprise this morning on the Skyscraper forum a thread was finally opened for the project and I have to say the design is beautiful, actually sexy. Ottawa? Sexy? Yes.

Lamb and Fortress are proposing a 19-storey condo at 203 Catherine Street in an area they are coining SoBa (South on Bank). What's most exciting about this project is its location next to Highway 417.

As we all know, when driving into the city from the west end the views of downtown leave much to be desired. Personally I think they're flat out gross and unappealing. Unlike some cities, our city's main landmark, Parliament Hill, isn't visible from a major highway to provide visitors with an introduction to the city before they settle down.


View Larger Map

I like what this building would communicate to visitors to the city coming in from the 417. It says, "Vibrant, urban, edgy"- words many people wouldn't associate with Ottawa at the moment.

The location is also appealing because of its proximity to the Ottawa Bus Station which may also be developed if Greyhound leaves the station for greener pastures. If it's built that project would include an urban village with 23 and 19-storey condos, townhomes, and retail and office space. Together these two projects would bring even more life to the area.

Brad Lamb and other Toronto developers coming into the Ottawa market is controversial but I actually see it as a good thing. Some of the best building designs that have been proposed over the past year have come from Toronto developers like Mastercraft Starwood and Urban Capital.

While I hope these developers go about things the right way, I also hope they stimulate competition and challenge developers in this market to design better buildings and use better building materials.

Click here to see the powerpoint presentation of the project.

Kevin Bourne

reinventingottawa.blogspot.com

DOCKSIDE GREEN: What Lebreton could've been (Part 2)

After publishing a blog post yesterday about the Dockside Green development in Victoria I read an article by Kaid Benfield of the Natural Resources Defense Council (NRDC) about the same project. He raised some interesting points that I didn't cover in my post that showed its magnitude as well as the work of Windmill Developments.

Now let me say that my quoting and referring to this blog post doesn't necessarily mean I share the views of NRDC and the author.

I must say that this blog post left me with a lot of respect for Ottawa's Windmill Development Group. They demonstrated a lot of vision on this project. Kaid wrote:

"...when NRDC, the US Green Building Council and the Congress for the New Urbanism first announced the LEED for Neighbourhood Development pilot program to honor smart growth, the developers of Dockside Green [Windmill Development Group] made a point of being the program’s very first applicant...its two completed residential phases have also earned platinum ratings under the LEED green building programs, in one case setting a new world record for the highest LEED building score ever achieved and in the second case tying their own record."

Windmill seems to be keen on being a forerunner in applying for new sustainability programs and breaking world records for LEED developments. 

Kaid has given us more reasons to be impressed with Windmill.

"Dockside Green is being built by the financial institution Vancity, which launched the project with its partner, Windmill Developments, a firm committed to sustainability that persuaded the city of Victoria to approve a bold green concept for the site.  (All of Windmill's projects have achieved LEED platinum certification.)"

Other impressive points about the projects raised by the writer are:

• Dockside Green is on its way to becoming a 26-building redevelopment of a 15-acre, former brownfield industrial site (cleanup alone reportedly cost $20 million), being built in phases as an eventual mixed-use community of 1.3 million square feet and some 2500 residents.  
• The project is being developed in12 phases, comprising three neighborhoods, over seven years.
• Dockside Green is host to a biomass gasification plant that, along with additional renewable energy technology including on-building windmills and solar panels, enables the development to be carbon-neutral. 

I have to say I'm impressed with Windmill so far and look forward to seeing more of their work in Ottawa (even though they're using a different architect for Cathedral Hill).

After reading an Ottawa Citizen article called "Drafting a new blueprint" NCC CEO Marie Lemay stated that the Claridge development is only four hectares of a 37-hectare area slated for mixed use development in the Lebreton area. She is also sure that down the line Lebreton Flats will be something Ottawa will be proud of. They appear to have a plan for the area so let's give them the benefit of the doubt.

With a developer like Windmill in Ottawa I long to see such a beautiful and award-winning development in our city. This isn't the case of Ottawa wanting to be like another city; it's Ottawa leveraging award-winning expertise that's already here.

To read the full article by Kaid Benfield visit http://switchboard.nrdc.org/blogs/kbenfield/a_close_look_at_what_may_be_th.html. He has a number of pictures, renderings, videos and information about Dockside Green. Enjoy!

Kevin Bourne

reinventingottawa.blogspot.com

DOCKSIDE GREEN:What Lebreton could've been

While reading an old issue of the Preston Catalogue I stumbled onto one of the most appealing mid-rise developments I've seen in a long time- Dockside Green in Victoria, British Columbia. Yes, Victoria.

Known as a sleepy tourist, government and retirement city, the Dockside Green development may seem out of character to some, like something out of California or Florida.

The features and amenities of this project are attractive:

• LEED Platinum
• 15 acre, mixed-use (residential, office, retail, commercial)
• Master-planned waterfront community
• Public small boat launch
• Waterfront pedestrian walkways
• Pedestrian lookout pier and kayak launch
• North/south trail connection along a landscaped creek and pond system through the middle of the site
• Water features and creek running through the site
• Car‐share program

This is a condensed list of the complete package.

Immediately this project reminded me of Lebreton Flats with some similar features, location and amenities. One of the phases even included a small row of modern townhouses in between mid-rise condo buildings like the next phase of the Lebreton project.

But the more I look at pictures of this project is the more I think about what could've been done at Lebreton (and what can still be done). I've become pretty turned off by excessive greenspace, but Dockside Green has struck a great balance between green space and urban space. With ponds, pathways, and small pedestrian bridges running through the development, the landscaping, which I don't usually care about, looks beautiful. Built around a mainstreet, there's still a nice urban feel and the streetscape appears to be walkable. The rooftop windmills are also cool.

The NCC-approved design for Lebreton Flats isn't absolutely horrible in my opinion, and I'm told the interiors and views are nice, but nor is it, "Wow!" like the project in Victoria. The latter has already begun to accumulate international design awards in a way that Lebreton hasn't.

One may ask why Victoria, a much smaller city than Ottawa, seems to be more advanced in design. Perhaps the design and land use model of nearby Vancouver has rubbed off on the British Columbia capital in a way that the Montreal and Toronto design and land use models haven't rubbed off on the Nation's Capital. Some people would see that as a good thing.

As I studied this project last night I couldn't help but think that I saw it somewhere before. Then it clicked. I saw this project on the website of Windmill Development Group, the developer behind the Cathedral Hill project at Christ Church Cathedral here in Ottawa. That's right. This award-winning, LEED Platinum project in Victoria is the work of one of our local developers (although the architect is Vancouver-based). This discovery came after spending a few hours drooling over this project, wishing we had something similar at Lebreton, Bayview, or even Petrie Island.

On one side of the coin I'm wondering why we haven't seen this level of award-winning design and innovation here in Ottawa, but on the other side of the coin, after seeing what they're capable of, I look forward to seeing what Windmill does at Cathedral Hill. And with lots of land left in Lebreton Flats and Bayview Yards, it's not too late to do better. Let's wait and see. In the mean time, enjoy the pics below.

Kevin Bourne

reinventingottawa.blogspot.com

Renderings for redeveloped bus station lands

For those not familiar with this story, almost two weeks ago Vancouver real estate developer and owner of the Ottawa Bus Station, Stewart Robinson, applied for rezoning of the Catherine Street bus terminal in case Greyhound decided to relocate.  According to the rezoning application, "Greyhound has recently given notice that they do not intend to stay on as a tenant."

Apparently relations between the owner and Greyhound have improved since Corporate Customer Service Limited has become the new operator of the station, and VIA Rail has stated that they are not in discussion with any bus operator at this time.

If Greyhound and VIA move forward with a rumoured bus station on the train station land, 265 Catherine Street would become an urban village.  Designed by local architect, Ritchard Brisbin, the mixed-use development would include 458 housing units including condomiuniums and townhouses.  The main features will include two condo towers, a 23 storey tower on a two storey podium and a 19 storey tower on a six storey podium, two floors of underground parking, and a pedestrian walkway in between the two blocks.  Office and retail space will be 8, 334 square metres with 5, 080 square metres of that being retail space.  According to the Ottawa Citizen, on each corner, I imagine along Catherine Street at Kent and Lyon, "there would be a 10,000-to-20,000 square foot 'destination' store such as a grocery or home interiors store, as well as smaller shops along Catherine Street."

Is it wrong to secretly hope that negotiations break down?  Not only would we get a full commuter and local transportation hub at the VIA Rail station, but we would get this amazing village in a part of the city that can use some new development.

We won't know whether this development will go forward until a deal is reached, or not reached, with Greyhound and the zoning amendments are approved, but in the mean time we can enjoy the beautiful renderings which are already creating a buzz on online forums.  Enjoy!

Kevin Bourne

reinventingottawa.blogspot.com