3930-3960 Riverside Dr | ?m | up to 17f | Proposed

[waterloowarrior]

planning application
(http://app01.ottawa.ca/postingplans/appDetails.jsf?lang=en&appId=__7ITEVB)
Taggart is the owner, FoTenn is the consultant... it's former gravel pit.

PROPOSED DEVELOPMENT
As the concept plan prepared by Barry J. Hobin & Associates Architects illustrates, two office towers (Buildings A & B) and two senior’s homes (Building C & D) are proposed on the subject property. Both office towers are eight floors in height and have a gross floor area (GFA) of 185,708 m2, creating a combined GFA of 371,416 m2.

The L-shaped residential towers are also eight storeys in height with towers C and D accommodating 197 and 207 units respectively. The senior’s homes are intended to provide a range of unit sizes, including studio, one bedroom, one bedroom plus den, and two bedroom units.

In regards to site design, the office towers are situated in the northeastern quadrant of the site and are oriented towards Riverside Drive. They are setback approximately 30 metres from the road and are separated from each other by a courtyard. The senior’s homes are located in the western half of the property, backing onto the Rideau River. Access to the various parts of the site is provided via a c-shaped road which connects to Riverside Drive in the northeastern corner of the property and runs past the entrances of all four buildings before terminating at a surface parking
area located in the northwest corner of the site.towers in the park



http://wwuploads.googlepages.com/NW_riverhunt_aerial.jpg


http://wwuploads.googlepages.com/NW_riverhunt_siteplan.jpg


this was the old proposal

http://www.taggart.ca/images/newDev_riverside_1_large.jpg

[Deez]

towers in the park...at the intersection of two suburban arterials...by the airport.

BLEGH.

[citizen j]

Yeah, but it could be so much worse. Like Walmart, Payless Shoes, Petsmart, Scotiabank, Dollarama, and Tim Hortons set in a sea of pavement at the intersection of two suburban arterials.

Sorry, hope I didn't make you throw up a little in your mouth.

What I'm curious to know is who is going to want to live at the end of the runway? I guess they're counting on significant hearing loss having already set in among those choosing to retire in those two towers.

[highdensitysprawl]

planning application
(http://app01.ottawa.ca/postingplans/appDetails.jsf?lang=en&appId=__7ITEVB)
Taggart is the owner, FoTenn is the consultant... it's former gravel pit.

towers in the park



Le Courbosier (sp?) would be proud.....based on the owner, do you expect anything revolutionary and cutting edge?

This land has had proposals floated around since about 1997 or so....back then they wanted to turn it into a business park I think.

Waterloo Warrior....you are doing a great job finding gems in the City Development Applications listings.

[highdensitysprawl]

Yeah, but it could be so much worse. Like Walmart, Payless Shoes, Petsmart, Scotiabank, Dollarama, and Tim Hortons set in a sea of pavement at the intersection of two suburban arterials.


I don't know which Ottawa you live in, but I don't see any of those types of developments in the suburbs of Ottawa.....:yuck:

[lrt's friend]

I wish they were realistic with their drawings. There should be massive traffic jams on all roads leading to the bridge.

I am sure this will be a great place for seniors. No shopping nearby and lousy transit service (a good walk uphill to get it), besides looking out your back window at a massive ugly bridge and all the airplanes taking off over your building. A prime location for spending your golden years.

[harls]

Blech. I hope I don't end up in one of these places when I'm an old fart.

[Ryersonian]

Le Courbosier (sp?) would be proud.....based on the owner, do you expect anything revolutionary and cutting edge?

This land has had proposals floated around since about 1997 or so....back then they wanted to turn it into a business park I think.

Waterloo Warrior....you are doing a great job finding gems in the City Development Applications listings.

Very true...Waterloo Warrior you are the greatest source of information I have encountered since moving back to Ottawa! Thanks!

[citizen j]

I don't know which Ottawa you live in, but I don't see any of those types of developments in the suburbs of Ottawa.....:yuck:

You're being ironic, right?
Pick a suburb.

[highdensitysprawl]

You're being ironic, right?
Pick a suburb.

Sorry if I didn't spell out my sense of irony...it comes from my background 5 time zones east of here where irony is the basis of most humour.

[citizen j]

Sorry if I didn't spell out my sense of irony...it comes from my background 5 time zones east of here where irony is the basis of most humour.

I thought so, but figured I ought to check.

[waterloowarrior]

Thanks guys... it's always fun to discover new projects and see what people have to say.

Not sure if I'd call this proposal a 'gem' though :D

as for shopping, this is from the power centre thread, although the link no longer works (approved??)

300 Hunt Club (At Riverside) - future home of T&T

Dev. Application page (http://app01.ottawa.ca/postingplans/appDetails.jsf?lang=en&appId=__67TJHQ)

http://wwuploads.googlepages.com/300Huntclub.jpg

[Deez]

It's funny/sad that the supermarket could (and likely will) be described as being "across the street" from the retirement homes. Incidentally, it's about a 750m walk (based on some Google maps measurements). The seniors had better pack a bagged lunch when they go to the store.

[waterloowarrior]

The seniors had better pack a bagged lunch when they go to the store.

or they could pick up some lunch at T&T...yum! :yes:

http://img.photobucket.com/albums/v176/JeffLow/DSCF0268.jpg
http://www.urbantoronto.ca/showthread.php?t=6537&page=7


I guess the nearby golfing would also be an advantage for seniors.

[harls]

Sorry if I didn't spell out my sense of irony...it comes from my background 5 time zones east of here where irony is the basis of most humour.

Wait a minute.. you don't work for Bob FM, do you?

;)

[citizen j]

or they could pick up some lunch at T&T...yum! :yes:

http://img.photobucket.com/albums/v176/JeffLow/DSCF0268.jpg
http://www.urbantoronto.ca/showthread.php?t=6537&page=7


I guess the nearby golfing would also be an advantage for seniors.

Ah, hen hao chi! Wo e le! (translation: mmm, lunchtime)

[highdensitysprawl]

Wait a minute.. you don't work for Bob FM, do you?

;)

Heaven forbid...I just happen to share a birthplace with that fellow who you think is a limey in disguise.

[harls]

Heaven forbid...I just happen to share a birthplace with that fellow who you think is a limey in disguise.



:cool: :cheers: :D

[highdensitysprawl]

Thanks guys... it's always fun to discover new projects and see what people have to say.

Not sure if I'd call this proposal a 'gem' though :D

as for shopping, this is from the power centre thread, although the link no longer works (approved??)

Is the link from the City no longer working..if so, I think it is because this gem is under construction. Talk about a shopping complex that basically nobody will walk to.

Is T & T supermarket a nationalized chain from a small cricket playing island north of Venezuela?

[eemy]

Is T & T supermarket a nationalized chain from a small cricket playing island north of Venezuela?

It's the Asian version of Loblaws (http://en.wikipedia.org/wiki/T_&_T_Supermarket).

[highdensitysprawl]

It's the Asian version of Loblaws (http://en.wikipedia.org/wiki/T_&_T_Supermarket).

Reading the Wikipedia article it sounds like Pusateria's for asian-Canadians w/o the pretentiousness of Pusateria's (believe me if you want to see yuppies in Range Rovers etc, paying over the top prices for trendy foods head to a pusateris.....it is reason enough to not move to Toronto).

http://www.pusateris.com/home

[niwell]

^It's not like that at all. T&T is just a huge Asian supermarket with great selection, and affordable at that. The ones I've been to all have that "unfinished" feel I tend to characterize with Asian malls as well. Nothing at all like the yuppie horror known as Pusateri's.

Oh, and the proposal is awful.

[Ted]

T&T is wicked, loved it when I lived in Vancouver - Ottawa needs one, maybe in the old Loeb store that closed off of Somerset...

[highdensitysprawl]

^It's not like that at all. T&T is just a huge Asian supermarket with great selection, and affordable at that. The ones I've been to all have that "unfinished" feel I tend to characterize with Asian malls as well. Nothing at all like the yuppie horror known as Pusateri's.

Oh, and the proposal is awful.

Ah, it sounds OK then....Pusateri's and its competitor Bruno's won't be doing too well in the current economic times.

[fireicedog]

I stopped by the site to check on the progress yesterday and snapped a few shots.
There was a security guy just walking around, so I decided to ask him when it opens and he said oct. 28. Basically the exterior of the building is done, with the name the only thing left to put up.

http://s830.photobucket.com/albums/zz229/south_island_park/tt002.jpg

http://i830.photobucket.com/albums/zz229/south_island_park/tt001.jpg

http://s830.photobucket.com/albums/zz229/south_island_park/tt003.jpg

[Kitchissippi]

Looks like something right out of Vancouver, especially the upward angled roof line

[waterloowarrior]

staff report recommending approval to add "retirement home" and "residential care facility" as permitted uses
http://ottawa.ca/calendar/ottawa/citycouncil/pec/2009/12-08/4%20-%20%20ACS2009-ICS-PGM-0221%20-%20Riverside%20Drive.htm

[waterloowarrior]

must have missed the updated plans... this is at planning committee today
http://app05.ottawa.ca/sirepub/agdocs.aspx?doctype=agenda&itemid=386104

development docs
https://app01.ottawa.ca/postingplans/appDetails.jsf?lang=en&appId=__A1HIS3


The lands are currently zoned "General Mixed-Use, Subzone 1, Exception 1719, subject to Schedule 251, Maximum height 137 above sea level (GM1[1719] S251 H(137 A.S.L.)". The maximum height permission would allow for a 14 to 18 storey building on the subject property, depending on the location. Exception 1719 contains site-specific provisions relating to the development of the lands. The proposed Zoning By-law Amendment seeks to add "school", "automobile dealership", "apartment dwelling, mid-rise", "apartment dwelling, high rise", and "dwelling unit" as additional permitted uses within exception 1719 as it applies to the subject property. The proposed additional uses would facilitate the redevelopment of the subject lands. The Concept Plan currently shows two car dealerships, a retirement home, a hotel, retail and a school. Please note that these will be required to go through Site Plan Control.

[YOWflier]

I thought Jaguar/Land Rover was supposed to move into the current Audi building on Hunt Club after those guys move into their new digs up the road. However, the dealership elevations on this application show Jag/LR.

[rocketphish]

Councillors gripe about failing Hunt Club/Riverside intersection, but approve major development anyway

Jon Willing, Ottawa Citizen
Updated: March 28, 2019

You can’t get worse than an F.

Unless it’s an F-minus.

That’s the city’s dismal traffic grade for the intersection of Hunt Club Road and Riverside Drive, and on Thursday, council’s planning committee voted unanimously in favour of an application proposing to build a new mixed-use development on 11.5 hectares of land at the northwest quadrant.

The development vision put forward by St. Mary’s Development Corp., which is Taggart Realty company, includes a car dealership and high-rise building at 3930 and 3960 Riverside Dr.

The land was previously rezoned to allow a retirement home and an office complex, but the project never broke ground.

The development company, however, still includes a retirement facility as part of its plans for the property. The planning rationale filed with the development application also talks about a retail plaza, private school and hotel. Architectural renderings on file at city hall show a car dealership for Jaguar and Land Rover.

Hunt Club Road and Riverside Drive is one of the worst intersections in Ottawa for traffic. It consistently appears near the top of the list for most collisions in the city, according to the city’s annual road safety reports.

In fact, in 2017, which is the most recent year for which statistics are available, the intersection had the most crashes out of all the signalized intersections in Ottawa. It was tops in 2016, 2015 and 2014, too.

It seemed some councillors on the planning committee didn’t know what to do about the development application.

The project would increase traffic congestion at an overloaded intersection, but was that enough of a reason to refuse a development application?

Instead, councillors bemoaned a disconnect between planning and transportation issues at city hall.

“It’s not this single development that will break the camel’s back and I wish I could out of principle vote against this on the traffic (issue), but it’s not a ground that the city under the Planning Act has in order to reject a development,” Coun. Glen Gower said.

Coun. Riley Brockington, who represents the area, said planning staff convinced him to water down some of his critical comments in a final city report on the development application because he accused the city of having a “chasm” between planning and transportation.

Brockington, who’s not a member of the planning committee, acknowledged his deleted comments were harsh, but he stands by his criticism of the city.

“The camel’s back is broken now,” Brockington said of the traffic crunch at the Hunt Club/Riverside intersection. “We’re not waiting for this to be the final straw.”

Coun. Laura Dudas said there’s a problem with continuing to approve developments when the nearby transportation system isn’t up to snuff.

“It boggles my mind as to why we’re intending to put more traffic into an intersection that is even less than a failure,” Dudas said. “I think that is something as a city we need to take on in terms of planning for this.”

City staff said the expansion of the Trillium Line and upgrades to the Airport Parkway should relieve a bit of the traffic headaches in the Hunt Club/Riverside area, but the intersection will continue to fail.

Michelle Taggart, representing Taggart Realty, told the committee that the previous office complex plan for the site, which has approved zoning from a 2010 council decision, would have a more severe impact on traffic at peak hours compared to the company’s new mixed-use plan.

Where the city has asked Taggart’s company to pay for an 150-metre extension to the right-hand turn lane on southbound Riverside Drive leading to Hunt Club Road, she said the city should be paying for any work with general development charge revenue. The city is considering that ahead of council’s decision on the development application.

Council is scheduled to vote on April 10.

jwilling@postmedia.com
twitter.com/JonathanWilling

https://ottawacitizen.com/news/local-news/councillors-gripe-about-failing-hunt-club-riverside-intersection-but-approve-major-development-anyway

[rocketphish]

Council approves development at busy Hunt Club/Riverside, cycle pilot project at Andrew Haydon Park

Jon Willing, Ottawa Citizen
Updated: April 10, 2019

A zoning change to allow a new mixed-use development near one of Ottawa’s worst intersections received the majority of council’s support Wednesday.

St. Mary’s Development Corp., which is a Taggart Realty company, will build a car dealership and high-rise building at 3930 and 3960 Riverside Dr., at Hunt Club Road. A planning rationale filed with the development application also describes a retail plaza, private school and hotel. A retirement facility is also in the developer’s plans.

The intersection of Hunt Club Road and Riverside Drive is usually near the top, or at the top, of an annual list of intersections with the most collisions. Under the city’s traffic volume scoring system, the intersection has a failing grade.

The developer has said that a previous office complex plan for the site, one approved by council in 2010, would have had a more severe impact on peak-time traffic compared to the new plan.

The intersection is jammed with vehicles at the busiest times.

The peak periods see vehicles backed up for kilometres, local councillors said.

Gloucester-South Nepean Coun. Carol Anne Meehan said “it’s a bottleneck at the best of times,” calling for better public transit in the area.

“People are asking when does their quality of life get priority with us,” Meehan said.

River Coun. Riley Brockington, whose ward will be home to the new development, predicted the traffic challenges will be “compounded” when the project is done.

“I don’t feel the transportation network keeps pace (to development),” Brockington said.

The city hopes the Trillium Line O-Train expansion will get more suburban residents using public transit, rather than driving their cars. The rail line is scheduled to be extended to Riverside South by 2022.

Stittsville Coun. Glen Gower said the city could be approaching a point where, in some cases, it might have to hold off on development until the transportation system is able to handle the extra volume.

On the other hand, Cumberland Coun. Stephen Blais warned concerned councillors about being inconsistent since council earlier this year unanimously approved a new subdivision in Riverside South.

Council wants priority given to extending the right-turn lane on southbound Riverside Drive leading to Hunt Club Road, using development charge revenue earmarked for road network modifications.

Councillors Diane Deans, Theresa Kavanagh, Shawn Menard, Brockington and Meehan voted against the rezoning application.

<snip>

jwilling@postmedia.com
twitter.com/JonathanWilling

https://ottawacitizen.com/news/local-news/council-approves-development-at-busy-hunt-club-riverside-cycle-pilot-project-at-andrew-haydon-park

[rocketphish]

I'm going to record the 2018 plans here for posterity, as a new proposal (https://devapps.ottawa.ca/en/applications/D07-16-23-0001/details) is about to drop.

https://i.imgur.com/87GIsdb.png

https://i.imgur.com/iQRm7rD.png

[Ottawacurious]

Wow! Big change from previous. Hobin designed apartment towers (4 @ 9,11,14,17 floors) along Riverside & Hunt Club, 24 detached homes facing the river, and 53 townhomes tucked in the middle of the two. Townhouses and detached homes to be built by Tamarack. They are also adding some parkland to the existing park that is there plus chipping in a parking lot for the park. Recommending zoning changes to allow for this. Also, plans to have a MUP installed along the river.

Height and location of each of the towers is limited due to the airport being nearby.

//I definitely need to get a flickr or whatever account is needed to post images.

[Dzingle Bells]

https://i.imgur.com/ShvmpYP.png

https://i.imgur.com/qJPS07h.png

heck of a lot better. would have been nicer with less road but c'est la vie. also, its just a plan of the subdivision but they make no mention of retail that i can see. would be nice if one of the towers had some small commercial at grade. even enough space for a corner store. certainly, there will be enough people living here to support one.

[Williamoforange]

Why and how is housing of any type being allowed here at all considering the flight paths for the airport and how close this is to the airport.

[waterloowarrior]

Why and how is housing of any type being allowed here at all considering the flight paths for the airport and how close this is to the airport.

Some history in this report
https://pub-ottawa.escribemeetings.com/filestream.ashx?documentid=47421

[rocketphish]

St. Mary's Lands Corporation, c/o Taggart Realty Management (TRM), is proposing a development consisting of a new residential community of varying heights and densities. Four (4) apartment buildings are proposed with heights of nine (9), 11, 14, and 17 storeys located on the southeastern portion of the site along Riverside Drive and Hunt Club. The apartment towers are each envisioned to include low- to mid-rise podiums with towers above. The heights of the towers have been designed to respect the applicable Ottawa Macdonald-Cartier Airport Zoning Regulations which applies over the site. Building heights follow the angle and slope of the northerly takeoff approach for runway 14-32. The height restriction is greatest at the southern portion of the site and slopes upward moving north. Therefore, the nine (9) and eleven storey buildings have been located to the south, adjacent to Hunt Club Road, and the 14 and 17 storey towers have been located slightly to the north along Riverside Drive. Each of the apartment blocks would be subject to future Site Plan Control applications to deal with design specifics for each of the buildings including access/egress, and site specifics.

The balance of the site is proposed to be developed with townhouse and detached dwellings. A total of 53 townhouse units are proposed, each with their own driveway and garage and an addition 24 detached dwellings complete the site. The plan of subdivision would create the various development blocks for each of the different unit types, while also identifying blocks for parkland, environmental lands, and public streets.

The proposed Plan of Subdivision also proposes a block for parkland dedication which will be added to the existing Uplands Riverside Park. This block has a total area of 3,851 square metres and provides an important connection point to the adjacent Riverwood Park where none exists presently. An additional 4,387 square metres of lands along the riverbank are proposed as open space lands to be conveyed to the City and used for a multi-use pathway (MUP) while two pathway blocks, totalling 435 square metres, have also been proposed. As part of the redevelopment process, TRM will provide graded lands to the City for future installation of the MUP.

It is TRM’s intention that the low-rise development portions would be built out by Tamarack Homes (one of Taggart Group’s home building divisions), while the four multi-residential buildings would be built either as purpose-built rental or as condominium; dependant on the market dynamics over the next several years. The north portion of the site, consisting of low-rise wood frame housing types, is seen as a phase one of development while the mid and high-rise blocks to the south would represent future phases.

Architect: Hobin Architecture


Development application:
https://devapps.ottawa.ca/en/applications/D07-16-23-0001/details

Location:

https://i.imgur.com/kX0oGwk.png


Siteplan:

https://i.imgur.com/rqKvAqg.png


Massing:

https://i.imgur.com/OZNV9lh.png

https://i.imgur.com/tAiHrzM.png


Airport Zoning:

https://i.imgur.com/csMQAvj.png

[rocketphish]

Why and how is housing of any type being allowed here at all considering the flight paths for the airport and how close this is to the airport.

Quite simply because there are people who will buy it. Their purchase agreements will include a statement to sign that acknowledges that they are practically beside an airport and there will be noise. Hey, there might even be some hearing-impaired plane fanatics who would relish the opportunity to spot from their window or balcony.

[Harley613]

Meh, 07/25 is used far more for takeoffs and planes only land on the far end of 14/32, the runway that aligns with this development.

[JHikka]

So that driveway creates a new intersection/stoplight on Riverside? Pre-COVID the Riverside/Hunt Club intersection would back up decently far at the right time of day.

[SidetrackedSue]

So that driveway creates a new intersection/stoplight on Riverside? Pre-COVID the Riverside/Hunt Club intersection would back up decently far at the right time of day.

I really like the this layout and it could become a lovely community. On the other hand, I would never consider living there, not because of the planes (depending on the construction of the buildings, they would be an amenity for me) but because getting in/out of my neighbourhood would be a stress point for almost 50% of the 24h day. Not to mention, when I leave the neighbourhood, I'm at Hunt Club/Riverside, still not a winning place to start one's trip from.

Given the state of OC Transpo, I don't expect the bus service to improve, plus any buses along there will caught up in the traffic as well.

So not a good place to live if you intend to come and go, whether or not you own a car.

(Transit options on a Saturday)

To: South Keys (pretending the LRT will be functional by the time the complex is built) - Walk to Hunt Club, single bus, the 96. Actually the 96 appears to be the only regular option, the 199 and 198 are rush hour buses only. It appears to run every half hour although when I look on a weekday, it looks like it is every hour so I'm obviously not using the OC trip planner properly. (I'm tempted to put a /s there.)

To: Billings Bridge: Well that's currently more complicated, but maybe it will get easier when the train actually runs but, since no bus runs down Riverside, the trip involves going to South Keys.

[JHikka]

I think this is the point in the OC Transpo thread where I was speaking about 5-7 minute frequencies on major roads in straightforward destinations. High frequency Hunt Club service between Woodroffe and South Keys would be decent for this development. When the LRT is extended beyond Algonquin and down Woodroffe then this would make even more sense. :shrug:

[TransitZilla]

To: Billings Bridge: Well that's currently more complicated, but maybe it will get easier when the train actually runs but, since no bus runs down Riverside, the trip involves going to South Keys.

This complex is about a 800m walk to Riverside/Uplands where one can catch route 90, which travels to Billings and Hurdman via Riverside Dr.

[Arcologist]

It's too bad there isn't more connectivity between the towers. Having connected podiums would allow for services to be provided in one tower but accessible year-round to all, and imo, would also promote having some commercial/retail space here.

[J.OT13]

It's too bad there isn't more connectivity between the towers. Having connected podiums would allow for services to be provided in one tower but accessible year-round to all, and imo, would also promote having some commercial/retail space here.

Gives more sunlight and permeability through the site.

Overall, glad to see this new proposal over the retail parking lot previously submitted.