300 Richmond Rd | 16m | 5fl | Completed

[blackjagger]

Used Car lot at 300 Richmond to become 5 story mixed use building. Ground floor retail (including a corner entrance, love that) and 4 floors of residential, with 2 floors levels of underground parking.

If someone could upload the site plan, at work.

http://app01.ottawa.ca/postingplans/appDetails.jsf?lang=en&appId=__68LUNM

Cheers,
Josh

[Ottawan]

This lot was actually sold to a developper two years ago, with G Cars being evicted immediately (they now operate out of the Eurocar lot at the corner of Island Park and Richmond). What I don't get is why it took so long to put forward a proposal.

I like this proposal in concept - look forward to seeing some renders.

[waterloowarrior]

first it was at the OMB
http://www.omb.gov.on.ca/e-decisions/pl071222-May-16-2008.pdf

after that the reason it was on hold for so long had to do with the hydro lines

City aims to increase amount of buried hydro lines
By Peter Kovessy (peter.kovessy@transcontinental.ca), Ottawa Business Journal Staff
Wed, Oct 7, 2009 1:00 PM EST
; } Click to Enlarge
http://www.ottawabusinessjournal.com/temporaryimages/tm28175.jpg
The original plans for 300 Richmond Rd. in Westboro called for a rounded glass window at the corner of Eden Avenue. Hydro setback requirements forced the builder, Cassone Construction Ltd., to remove it. (Image supplied)
(http://www.ottawabusinessjournal.com/temporaryimages/bp28175.jpg) Overhead power lines puts city's residential intensification goals 'in jeopardy'

Domenic Cassone is a veteran Ottawa residential infill developer who wants to turn a former used car lot in the heart of Westboro into a five-storey mixed-use building.

The original design called for 5,000 square feet of ground-level retail space with 20 residential units above it. A rounded glazed glass window would run up the building located at the corner of Richmond Road and Eden Avenue, just east of Churchill Avenue.

However, Mr. Cassone, the president of Cassone Construction Ltd., says late in the process – after he had already been through a committee of adjustment hearing and an Ontario Municipal Board appeal – he was told the project did not comply with Hydro Ottawa's rules regulating the minimum distance between new buildings and power lines.

The former electrician says he had to redesign the building at a cost of approximately $25,000, delaying the project by nine months. The third, fourth and fifth floors were pushed back, reducing the floor space, and the rounded glass window eliminated.

"The (new) design is not comparable," says Mr. Cassone.

Hydro Ottawa requires a five-metre setback between overhead power lines and new buildings, constraining developers engaged in redevelopment projects in established neighbourhoods.

The city says the costs of meeting the setback requirements has caused several desirable infill projects to be delayed or cancelled and that the issue of overhead power lines is putting its intensification targets in jeopardy.

Developers are generally responsible for covering the cost of burying hydro wires, which is often in the millions of dollars. The price is typically anywhere from four to 10 times more than rebuilding an overhead system, making it unaffordable for many project proponents, especially in the case of lowrises.

Later this month, city council is expected to direct staff to start developing a policy on burying power lines, including a funding model.

"There is clearly a desire to put more wires underground," says Michael Murr, the city's manager of sustainability services.

"The difficulty with dropping lines is that, economically, it doesn't make sense to do it on a per-property basis."

Due to "other funding priorities," the former pre-amalgamation city of Ottawa abandoned an underground wiring program in 1993 that divided costs between the city, the former region of Ottawa-Carleton, the National Capital Commission, utility providers and project proponents or beneficiaries, according to a city staff report approved by committee last month.

Currently, developers are responsible for burying power lines in new residential subdivisions and pay Hydro Ottawa for all electrical installations. In return, the utility compensates developers for the anticipated revenue increase from the new residential customers.

However, smaller-scale infill projects typically have fewer units over which to spread the costs over, which frequently forces developers to work around the overhead lines.

In another Cassone Construction project, the developer says he paid approximately $20,000 to have Hydro Ottawa raise two hydro poles by approximately three metres. Mr. Cassone says he presented his plans for the four-unit, three-storey building at the corner of Fifth Avenue and Rupert Street, near the Rideau Canal, to a city committee multiple times. In each case, the plans were supposedly circulated to utility providers, but

Mr. Cassone says no one expressed concerns until the latter part of the planning process.

He says Hydro Ottawa refused to consider a partial burial of the power lines or installing a bracket that would have extended the lines away from the property.

"The way they are going, we are not going to be able to build anywhere pretty soon," he says.

One high-profile project that has apparently run afoul of the setback requirements is the plan to build condominiums on the site of the former Metropolitan Bible Church, at Bank Street and Gladstone Avenue.

The city says the issue "remains unresolved" and the developer, David Wex of Toronto-based Urban Capital, did not return calls seeking comment by deadline.

One of the easiest ways of accommodating setback requirements is to sacrifice floor space. This was the case on Booth Street, north of Gladstone Avenue, where Toon Dreessen, principal at Dreessen Architect Inc., designed the 21-unit Z6 Urban Lofts, currently under construction.

"We lost a significant chunk of space as a result of Hydro Ottawa's rules," he says, estimating about 1,000 square feet had to be eliminated over three floors.

Mr. Dreessen says he would like the city and hydro officials to look at burying power lines as part of larger infrastructure work, including the installation of separated storm water and sanitary sewer lines, aimed at encouraging the redevelopment in older neighbourhoods, such as the Booth Street area.

Otherwise, he says, developers will be forced to construct single-storey buildings on sites that have the potential to be four or five storeys.

"You end up building things you don't necessarily want, but you have no choice."

---

POWERING UP: RECENT DEVELOPMENT PROPOSALS AFFECTED BY CLEARANCE REQUIREMENTS

30 Bolton St. (Four-storey, 24-dwelling unit building): Project was cancelled after two years due to the five-metre clearance requirement.

19 Melrose Ave. (Conversion of an old school to lofts): An outdoor terrace on the top floor did not meet the five-metre clearance requirement. Hydro poles were relocated at the developer's expense.

300 Powell Ave. (Major condo project at the corner of Bronson and Powell avenues): Hydro poles were relocated to the opposite side of the street at the developer's expense. The project was then able to proceed, but development on the facing side of Bronson Avenue is now constrained because of the presence of overhead power lines.

560 and 594 Rideau St. (Two major mixed-use projects): The developer made an agreement to bury the power lines at its own expense ($1.5 million) to defray these costs.

453 Bank St. (224-unit condo project with retail space along Bank Street incorporating a heritage facade): A grandfather clause exempts the former Metropolitan Bible Church from the five-metre clearance requirement as long as significant changes are not made to the building. However, planned new construction on the site does not meet the five-metre clearance requirement and the file remains unresolved.

Source: City of Ottawa

---

FUNDING OPTIONS FOR BURYING EXISTING OVERHEAD LINES OR CONSTRUCTING NEW UNDERGROUND LINES


The requester (property owner or developer) pays the full cost of a buried installation, less the normal cost of building above ground. This is the predominant practice in Canada.
The city pays all of the cost from the general tax base. In Ottawa, newer area homebuyers already pay for underground utilities through the sale price.
The federal or provincial governments cover the cost, which is usually considered in heritage areas.
The utility provider pays, and adds the cost to its rates.
A combination of any or all of the above. Source: City of Ottawa

[jcollins]

Is the OMB case resolved?

And that lot at Island Park and Richmond, is that the one that had a residential property proposed but was canceled, or the opposite corner?

[waterloowarrior]

Is the OMB case resolved?


Yes, the link goes to the OMB decision. The proponents had Lloyd Phillips and "John Smith" (probably John Smit) give expert evidence in support of the project versus Councillor Leadman and the head of the Westboro CA.

The Board cannot ignore the uncontradicted expert evidence of two senior planners. Both planners gave lengthy and detailed analysis that was consistent and trustworthy. The Board further notes that the planners’ testimonies remained trustworthy and consistent during Mr. Luddington’s cross-examination.

The Board finds that all of the four tests of subsection 45(1) of the Planning Act have been satisfied regarding the variances. The Board finds that the variances are minor and that the variances conform to the general purpose and intent to the Official Plan and the Zoning By-law and is desirable for the development proposed.

Furthermore, based on the evidence of Mr. Phillips and Mr. Smith, the Board finds that the proposal and the proposed variances are consistent with the PPS. In addition, based on the evidence of both planners, the Board finds that the proposal and proposed variances represents good planning.

[Proof Sheet]

first it was at the OMB
http://www.omb.gov.on.ca/e-decisions/pl071222-May-16-2008.pdf

after that the reason it was on hold for so long had to do with the hydro lines

This hydro line setback issue is killing a number of infill projects in the City. There was one on Main Street that has been put on hold (near Lees Avenue). Hydro Ottawa and the City staff seem to be at loggerheads in terms of infill developments....its like having the roads policies for ROW widths determined by snow plow operators only.

[waterloowarrior]

and their appearance on the street can be brutal (photo by Mille)....

http://i156.photobucket.com/albums/t30/CortinaFan/Ottawa/2008-09-01108.jpg

Here's the 300 Richmond site on Streetview (http://maps.google.ca/maps?ie=UTF8&q=300+richmond+rd,+ottawa&fb=1&gl=ca&hnear=&cid=0,0,15025925164893967417&ei=qLWjS7spgbW2B8vYyZAK&ved=0CAcQnwIwAA&hq=300+richmond+rd,+ottawa&ll=45.392679,-75.752599&spn=0,359.972126&t=h&z=16&layer=c&cbll=45.392752,-75.752431&panoid=dNmkzAOA_skqf7P0vr5vhg&cbp=12,201.19,,0,0.22)

[Radster]

I know this is slightly OT, but can anyone tell me why the hydro lines were not buried on the newly renovated (east of Island Park) Richmond/Wellington streets?? The street looks better now, but man, the hydro poles are even more of an eyesore now, what is most ugly is the street lights attached to the tops of the hydro posts, big design fail IMO!!! And huge wasted opportunity too!

[Dado]

:previous:

Too expensive.

One of the things that the WCA occasionally complains about with respect to higher density projects is that the wider community seldom gets much in the way of direct benefits from these projects, and it's hard to argue with that when they can't even get the hydro lines buried through Westboro.

[rocketphish]

If someone could upload the site plan, at work.

http://farm5.static.flickr.com/4055/4448166040_4c4e97388e_o_d.jpg

[rocketphish]

More historical references regarding this proposal:

http://lovewestboro.wordpress.com/2008/03/24/cassone-construction-and-300-richmond-road/
http://lovewestboro.wordpress.com/2008/04/10/omb-appeal-regarding-application-for-minor-variance-at-300-richmond-road/
http://lovewestboro.wordpress.com/2008/05/28/the-fianl-word-from-the-omb-re-300-richmond-road/

[waterloowarrior]

Site plan application approved

[blackjagger]

Looks like it has been revised to a 4 storey office/retail building. Probably the same overall height.

http://app01.ottawa.ca/postingplans/appDetails.jsf?lang=en&appId=__7FVITS

[waterloowarrior]

digging has commenced http://childfree.wordpress.com/2012/02/16/westboro-hintonburg-update/

[reidjr]

digging has commenced http://childfree.wordpress.com/2012/02/16/westboro-hintonburg-update/

Do you know is there a render of the building some where?

[waterloowarrior]

Do you know is there a render of the building some where?

here's an old render, but with all the changes (residential to office, adjustments due to hydro wires) I'm not sure what it looks like right now, may very well be completely different

http://lovewestboro.files.wordpress.com/2008/06/fivestorey-300rr.jpg

[kevinbottawa]

There's a crane up at this site now.

[Exewau]

There's a crane up at this site now.


View looking north from the corner of Byron and Eden:

http://farm9.staticflickr.com/8023/7245994336_fe1b061d6a_b.jpg

Shots of the pit - they have gone down 2 storeys through the bedrock:

http://farm9.staticflickr.com/8016/7245995648_906f0bae6a_b.jpg

http://farm9.staticflickr.com/8141/7245996886_30e7635215_b.jpg

[kevinbottawa]

Finally found a rendering of this one online.

http://www.rogerbeckley.com/300-RICHMOND-OTTAWA-ON/834364/OREB_CB

https://lh4.googleusercontent.com/-DlYLQdn328E/UEIDiX6w97I/AAAAAAAABz8/eQ-dnpcObpM/s524/capture-20120901-083934.png

[J.OT13]

Finally found a rendering of this one online.

http://www.rogerbeckley.com/300-RICHMOND-OTTAWA-ON/834364/OREB_CB

https://lh4.googleusercontent.com/-DlYLQdn328E/UEIDiX6w97I/AAAAAAAABz8/eQ-dnpcObpM/s524/capture-20120901-083934.png

Same architect as the Bonnavista Lees towers and that new crappy building in Kanata near the Queensway?

I'm feeling another crappy building comming.

But hey, at least it's not too tall:sly:

[Ottawan]

Same architect as the Bonnavista Lees towers and that new crappy building in Kanata near the Queensway?

I'm feeling another crappy building comming.

But hey, at least it's not too tall:sly:

I don't know - the render looks pretty good. I'm happy to give it the benefit of the doubt until the project's completed.

[waterloowarrior]

http://300richmond.com/

[brentgaulois]

http://farm8.staticflickr.com/7405/8718919688_21688dae49_b.jpg (http://www.flickr.com/photos/sheldef/8718919688/in/photostream)
330 Richmond Road (http://www.flickr.com/photos/sheldef/8718919688/in/photostream) by Shel DeF (http://www.flickr.com/photos/sheldef/), on Flickr

http://farm8.staticflickr.com/7384/8717808391_8835b262c2_b.jpg (http://www.flickr.com/photos/sheldef/8717808391/in/photostream/)
330 Richmond Road (http://www.flickr.com/photos/sheldef/8717808391/in/photostream/) by Shel DeF (http://www.flickr.com/photos/sheldef/), on Flickr

[J.OT13]

http://farm8.staticflickr.com/7405/8718919688_21688dae49_b.jpg

http://farm8.staticflickr.com/7384/8717808391_8835b262c2_b.jpg

Turned out better than I thought.

[brentgaulois]

Turned out better than I thought.

I'm happy with it, too. Although I feel the podium's colour seems a bit weird with the black/grey upper section.

[JackBauer24]

I'm happy with it, too. Although I feel the podium's colour seems a bit weird with the black/grey upper section.

I like the final product too, blends in with the character of the area.

I'm just a little perplexed, I see a lot of "lease" signs up in Westboro for commercial space - is there an appetite for new commercial space there when the existing seems to be available?

[dommage]

My general sense is that landlords have been raising rents as leases come up. I know this was the case with both Truffle Treasures and the Village Quire.

Regardless, few properties stay empty for long.

I just hope it can keep the relatively eclectic mix of stores. The smaller building footprints may help with that.

[JackBauer24]

My general sense is that landlords have been raising rents as leases come up. I know this was the case with both Truffle Treasures and the Village Quire.

Regardless, few properties stay empty for long.

I just hope it can keep the relatively eclectic mix of stores. The smaller building footprints may help with that.

Ah, that makes sense. Popular area, higher rents.

As for the eclectic mix, like the Glebe I doubt Westboro will ever have a problem with that disappearing.

[J.OT13]

Although I feel the podium's colour seems a bit weird with the black/grey upper section.

I concur, but it doesn't bother me too much.

[waterloowarrior]

Sept 2
http://farm3.staticflickr.com/2818/9657624319_291a1aab43_o.jpg

[waterloowarrior]

Sold http://www.juteaujohnsoncomba.com/newsletters/2013/August_2013_Newsletter_June_Sales.pdf

The most notable transaction was the purchase of 300 Richmond Road by 2C London Inc. from Cassone Construction Ltd. for $9,500,000 or $514/sf. The property is improved with a newly constructed four-storey office building with retail space at grade. The site features two levels of underground parking with a capacity of 27 parking stalls. The property was sold vacant and was purchased for owner occupancy

[Rob64]

Looks like the entire ground floor has been leased. I hope we get something good!

[citydwlr]

Looks like the entire ground floor has been leased. I hope we get something good!

Some more info from Spacelist.ca: http://spacelist.ca/p/on/ottawa/300_richmond_rd/unit_1

* I too hope it'll be something decent. I'm a bit confused by this listing though. Is it for the whole floor, or just the 1615 sq. ft. (presumably the space in the north-eastern corner of the property)?

[Rob64]

All 4 ground floor units have been leased. I'm assuming it's by the same company.

[movebyleap]

Shoppers Drug Mart?

[S-Man]

Shoppers Drug Mart Superstore?

[kevinbottawa]

Shoppers Drug Mart?

There's already one a few blocks away.

[McC]

There's already one a few blocks away.

Exactly...
<wink>
<taps side of his nose>

[citydwlr]

Went by here today and the signs on the street-level windows still say "For Lease", and there is "New Management" or something to that effect listed on the signs as well.

* Also, a sign at 332 Richmond road (the old Carbon Computing/Douvris Martial Arts, beside The Savoy/Newport restaurant) says it has been leased now. Back in December it was a "pop-up" gallery space (http://popupgalleryottawa.blogspot.ca/) for local artists like Andrew King.

[waterloowarrior]

Building permit has been issued for a restaurant on the ground floor

[citydwlr]

Signs for a "Pietro's Corner" have gone up... in the corner unit of all places ;).
I also noticed a "Leased" sign in the space next door. This leaves the 2 western-most units still vacant.

Some info on Pietro's Corner:
Twitter: https://twitter.com/pietroscorner
Instagram: https://instagram.com/pietroscorner/
Facebook: https://www.facebook.com/pietroscorner

[McC]

Signs for a "Pietro's Corner" have gone up... in the corner unit of all places

how ironic!


(http://deadhomersociety.com/2011/05/12/quote-of-the-day-783/)