178-200 Isabella St | 62m | 19f | Proposed

[UrbOttawa]

Big proposal for the empty lot on Isabella:





http://ottwatch.ca/devapps/D02-02-20-0086

[J.OT13]

Very bulky, but decent design.

EDIT: the cladding will make or break the final product.

[RuralCitizen]

I like the green colour on the inner balcony walls

[rocketphish]

Minto is proposing the development of a 16-storey, “I-Rise” mixed-use building with mezzanine and enclosed rooftop amenity area featuring commercial uses at-grade and residential uses above, at 178, 180, 182 and 200 Isabella Street The building is oriented parallel to Isabella Street, enclosing the public street edge, and animating the sidewalk through highly transparent ground floor. A single commercial space wraps the northwest corner of the ground floor frontage along Isabella, relating to the existing commercial tenancies along Bank Street. In total, 366 square metres of commercial space is provided. The residential lobby and main entrance are in the northeast corner of the ground floor with direct access from the public sidewalk. The ground floor features a height of 6.5 metres, allowing for interior loading and servicing space. At the rear of the building on the ground floor are townhouse units with second floor mezzanines and private patios fronting onto the rear yard. The east facade of the ground floor integrates the functional building services while the parking garage access is located in the rear yard and is covered with a green roof.

The upper storeys of the building include 251 total residential units, including a mix of 1 bedroom, 2 bedroom, and 2 bedroom + den units. The ground floor has a smaller footprint, allowing the upper storeys to cantilever over top of the vehicular access on the east side, and over a small plaza/commercial patio space on the west side of the building.

Vehicular access is provided via two-way driveway access point on the east side of the site from Isabella Street. Four (4) surface parking spaces at-grade will provide convenience parking for the commercial area, while also providing a space for drop-offs and deliveries for residents. Vehicles accessing the underground parking garage would pass under the upper floors of the building before entering the garage via the covered ramp located in the rear yard.

A four (4) storey underground parking garage occupies the full area of the subject property. A total of 172 vehicular parking spaces are provided within the garage, in addition to the four (4) spaces provided at-grade. A total of 131 bicycle parking spaces are provided on levels P1 and P2 of the parking garage. This includes horizontal stacked bike parking spaces on level P1 and vertical spaces on level P2.

The proposed development seeks to bury the existing hydro lines running along the Isabella Street frontage and proposes street trees along the length of the frontage at the curb line. Additional trees are proposed along the frontage within the subject property using soil cells below grade to ensure adequate soil volumes.

The properties are currently vacant, though they were previously occupied by a five (5) storey office building known as the “Queensway Towers”. The building was demolished approximately 5 years ago and filled the entire depth of the property at 200 Isabella Street. At 178, 180, and 182, the lands were previously used for a one (1) storey office building and surface parking areas, with the building being demolished approximately 7 years ago.

Architect: Quadrangle Architects


Development application:
https://app01.ottawa.ca/postingplans...appId=__B011JX

Location:




Siteplan:




Renderings:

[RideauRat]

Everything about this makes sense.. architecture, height, location.. 9/10 make it happen!

[trhgr]

Originally Posted by J.OT13

Very bulky, but decent design.
EDIT: the cladding will make or break the final product.

True, for the first 6 months; then it will be brown covered with exhaust residues from traffic on the queensway. I hope this building will have a solid air filtration system and top noise insulation.

[phil235]

If it makes all those people want to job on Isabella St., it will be well worth it!

FWIW, there is another 16 storey proposal for Chamberlain on the west side of Bank, just west of the Credit Union.

[passwordisnt123]

I mean it's ok. I guess. Hard to have very high expectations for what is effectively a ramp onto the Queensway. But still, I don't get why we allow so many of these proposals that front onto only one street like this. Is it too much to ask to start demanding more developments front onto at least two streets?

[phil235]

Originally Posted by passwordisnt123

I mean it's ok. I guess. Hard to have very high expectations for what is effectively a ramp onto the Queensway. But still, I don't get why we allow so many of these proposals that front onto only one street like this. Is it too much to ask to start demanding more developments front onto at least two streets?

This lot only has frontage on Isabella.

[movebyleap]

It's kind of...dreadful.

[kevinbottawa]

I don't mind it. Doesn't look bad in my opinion, but it looks like they had room for two taller towers instead of a big slab.

[Glenlivet Ave]

Minto has been doing really great stuff in the Glebe and in New Edinburgh as of late.

I like the scale of the proposal, but I wish they would have pushed the envelope on the design a little, perhaps with community consultation the design will evolve for the better.

[kevinbottawa]

Originally Posted by phil235

If it makes all those people want to job on Isabella St., it will be well worth it!

FWIW, there is another 16 storey proposal for Chamberlain on the west side of Bank, just west of the Credit Union.

Is there an application for that one? I didn't see one.

[kevinbottawa]

Minto plans 16-storey highrise at northern edge of the Glebe

OBJ staff

PUBLISHED: Oct 19, 2020 4:34pm EDT

One of Ottawa’s largest developers wants to build a 16-storey mixed-use highrise with hundreds of residential units on vacant land near the corner of Bank and Isabella streets in the Glebe.

In planning documents recently filed with the city, Minto Communities says the building at 178-200 Isabella St. would feature about 4,000 square feet of commercial space and 251 residential suites in a mix of one- and two-bedroom units. A four-storey underground parking garage would have space for 172 vehicles.

The rectangular-shaped 0.6-acre property on the northern edge of the Glebe ​– located about half a block west of a busy shopping plaza that includes a supermarket, LCBO outlet and a bank ​– was formerly occupied by a five-storey office building and another single-storey commercial building. Both structures were torn down several years ago. Minto is also seeking to have the hydro lines along Isabella Street buried.

In site plan documents, Minto says the proposal is in line with provincial directives calling for more development of underused properties in urban areas “where appropriate infrastructure, cycling and transit service are in place.”

The developer says that with average household sizes in the city’s core expected to decline over the next decade, “much of the anticipated demand within the Greenbelt will be for new housing in the form of smaller units such as apartments.”

At 57.1 metres, the proposed building is more than double the maximum height of 23.5 metres permitted under current zoning.

But Minto argues that although most of the buildings in the surrounding area are low-rises of four storeys or less, its plan will “enhance and complement” the neighbourhood’s “long-term renewal.” The builder also notes that a nearby office complex at 460 O’Connor St. is nearly 46 metres tall.

In addition, Minto says the highrise will be set back 7.5 metres from the rear property line, providing “comfortable separation” from nearby dwellings.

The city is currently in the midst of redrawing its planning policy and zoning bylaws for the Glebe in an effort to better manage future growth in the neighbourhood. City recommendations last year called for maximum building heights of nine storeys on Minto’s Isabella Street property, but the developer says it believes its proposal fits with overall policy directives in the latest Official Plan review that would promote more intensification in the downtown core.

“The proposed development represents what is, in our opinion, an appropriate transition from the Queensway in the north to the neighbourhood to the south,” Minto says.

https://obj.ca/article/real-estate/r...ern-edge-glebe

[phil235]

Originally Posted by kevinbottawa

Is there an application for that one? I didn't see one.

No application yet. It's more of the type of design that you were suggesting. One tall tower with a podium stretching along the front.

https://www.shawnmenard.ca/chamberlain_avenue

[Harley613]

I trust Minto implicitly at this point. The design is as good as a major highway corridor deserves and there is no way they will cheap out on the materials.

It will be interesting to watch the Glebe Retired-Lawyer NIMBY crew during the virtual consultations. Might be the most violent thing I watch in the next year.

[waterloowarrior]

With development along Preston, Bank, and the Metcalfe interchange we will start to have a mini-Gardiner feel along the central Queensway

[passwordisnt123]

Originally Posted by phil235

This lot only has frontage on Isabella.

Yes I know. That's my point. It'd be better if we forced or incentivised more developers to acquire adjacent lots fronting on at least two streets (in this case, the adjacent lots to the south).

These half developments end up stymying future development around them, particularly when they're as massive as this one. Don't get me wrong, some development is better than no development. But by extension, more development is better than some development.

[OTownandDown]

FWIW, this, as you're all saying, is a highway and highway ramp frontage. Build as big a wall as possible on every lot fronting the highway. It will drive up property values on the next street over, and make life MUCH more pleasant for all.

The condo next to the police union on Catherine seems to have done well, and it's exactly the same idea.

My only gripe is the 1970's balconies of the upper tower. Although, maybe continuous balcony slabs will make a comeback? It's reminiscent of the Business Inn over on Elgin.

Also, there's not too many NIMBY's to complain about shadows and traffic. Frankly, this building should be two or three times bigger!

[J.OT13]

Originally Posted by kevinbottawa

I don't mind it. Doesn't look bad in my opinion, but it looks like they had room for two taller towers instead of a big slab.

That might have been better...

Originally Posted by passwordisnt123

Yes I know. That's my point. It'd be better if we forced or incentivised more developers to acquire adjacent lots fronting on at least two streets (in this case, the adjacent lots to the south).

These half developments end up stymying future development around them, particularly when they're as massive as this one. Don't get me wrong, some development is better than no development. But by extension, more development is better than some development.

You're comment reminds me of the Bowery, the "T" shaped tower in Centretown with two small heritage buildings on the corners. Faces three streets, but they still managed to create an awkward situation.


https://www.mattrichling.com/the-bow...ondos-for-sale