SoHo Westboro [403 Richmond Rd] | 34m | 9f | Approved

[Williamoforange]

There are also examples of it working out just fine inside of Ottawa, for example below, that has roughly the same amount of step back, that doesn't look out of place nor create a "canyon" effect that some perceive in their minds.

https://www.google.com/maps/@45.3900...7i16384!8i8192

Toronto has a housing crisis far greater then our so not exactly something we want to copy, as for Montreal sure great lets copy them, just let me know when you contact the local councilor to push for R4 zoning for the entirety of Westboro and the removal of the Triplex moratorium?

Either way, it seems that your idea of limiting Mainstreets to 3-4 stories is based entirely around your personal preference.

So on a case of something that can be argued, there are valid reasons why the height is well within reason for that location, specifically the aforementioned distance to the LRT, and the fact the city is in a "housing emergency"

[ParkRiverProperties]

Thanks so much!!

Originally Posted by Marc_Ottawa

Library and Archives Canada's website/database has tons of these maps digitised for most Canadian cities. I used the terms
"Insurance plan Ottawa" for these results: https://www.bac-lac.gc.ca/eng/collec...urce=Archives&

[citizen j]

Canyon on Richmond Rd. you say? No, 6-9 storeys is more of a gulch. Or a gully. Canyon is a little dramatic.

[J.OT13]

Originally Posted by Williamoforange

There are also examples of it working out just fine inside of Ottawa, for example below, that has roughly the same amount of step back, that doesn't look out of place nor create a "canyon" effect that some perceive in their minds.

https://www.google.com/maps/@45.3900...7i16384!8i8192

Toronto has a housing crisis far greater then our so not exactly something we want to copy, as for Montreal sure great lets copy them, just let me know when you contact the local councilor to push for R4 zoning for the entirety of Westboro and the removal of the Triplex moratorium?

Either way, it seems that your idea of limiting Mainstreets to 3-4 stories is based entirely around your personal preference.

So on a case of something that can be argued, there are valid reasons why the height is well within reason for that location, specifically the aforementioned distance to the LRT, and the fact the city is in a "housing emergency"

The example you posted has a larger set-back than the proposal at 403. I'm not saying we should lower the entire building, just the triangle facing Richmond.

Building a bunch of market condos or apartments is not going to solve the "housing emergency". The new R4 zoning, which has its merits, will not solve the "housing emergency". Strict bylaws that demand x amount of units have to be affordable or at least below market rent could help solve the emergency, but the City isn't doing that.

Part of the problem is that developers overpay for buildings/houses/lots based on what they think they can build instead of the current zoning. That's why we see ridiculous bidding wars and that's why many families can no longer afford to live in the central city. That's why we see apartments/condos at prices well beyond what the average household income can afford.

Originally Posted by citizen j

Canyon on Richmond Rd. you say? No, 6-9 storeys is more of a gulch. Or a gully. Canyon is a little dramatic.

When those buildings were proposed west of Island Park, I was very much on board. I did not think it would create such an effect, but it did. I think most would agree.

[SidetrackedSue]

Originally Posted by J.OT13

When those buildings were proposed west of Island Park, I was very much on board. I did not think it would create such an effect, but it did. I think most would agree.

I hate walking through the Canyon. It really feels like it is a moat between Wellington West and Westboro.

My username is how I live, I struggle with focus. So for a while I experimented with coffee shop working. I'd start at a coffee shop, work until I was no longer productive, pack up and walk to the next coffee shop and begin again.

I would start west of Churchill, at one of the Bridgeheads. It was too short a walk to Farm Boy, but there was nothing in the Canyon once Tollhouse closed, so I'd keep going to Bagel shop, the Bridgehead at Caroline or the lobby of GCTC. Then turn around and head home. I hated the walk through the Canyon (and would avoid it on my way home by walking up to Scott.)

For general outings, we avoid walking the canyon, preferring to either go to Westboro or Wellington West from home but seldom both areas in one outing. The only exception is when we are walking to Glen's Fries or if I have to go to CIBC machines (now that I can't use the ATM at Superstore.)

The condos pictured at the western edge of Westboro don't have the same feeling of desolation as the Canyon. I'm sure urban design architects will know what is the matter and if there is a solution. But there is no feeling of 'life' there. I don't actually go to many of the businesses at the western edge of Westboro but I don't avoid walking that area, whereas I do avoid the Canyon.

[Urbanarchit]

Originally Posted by J.OT13

The example you posted has a larger set-back than the proposal at 403. I'm not saying we should lower the entire building, just the triangle facing Richmond.

Building a bunch of market condos or apartments is not going to solve the "housing emergency". The new R4 zoning, which has its merits, will not solve the "housing emergency". Strict bylaws that demand x amount of units have to be affordable or at least below market rent could help solve the emergency, but the City isn't doing that.

Part of the problem is that developers overpay for buildings/houses/lots based on what they think they can build instead of the current zoning. That's why we see ridiculous bidding wars and that's why many families can no longer afford to live in the central city. That's why we see apartments/condos at prices well beyond what the average household income can afford.



When those buildings were proposed west of Island Park, I was very much on board. I did not think it would create such an effect, but it did. I think most would agree.

This raises the question about what 1335 Bank Street will be like. The podium is 6-storeys without setbacks and 20 additional floors on top of part of it. The first floor height is a wopping 6 meters (normally it's 4), making the podium around 21m tall. I don't know how tall QWest is, but I feel the height of that to be excessive in how it interacts with the street and if something similar is built across the street.

[J.OT13]

Originally Posted by SidetrackedSue

I hate walking through the Canyon. It really feels like it is a moat between Wellington West and Westboro.

My username is how I live, I struggle with focus. So for a while I experimented with coffee shop working. I'd start at a coffee shop, work until I was no longer productive, pack up and walk to the next coffee shop and begin again.

I would start west of Churchill, at one of the Bridgeheads. It was too short a walk to Farm Boy, but there was nothing in the Canyon once Tollhouse closed, so I'd keep going to Bagel shop, the Bridgehead at Caroline or the lobby of GCTC. Then turn around and head home. I hated the walk through the Canyon (and would avoid it on my way home by walking up to Scott.)

For general outings, we avoid walking the canyon, preferring to either go to Westboro or Wellington West from home but seldom both areas in one outing. The only exception is when we are walking to Glen's Fries or if I have to go to CIBC machines (now that I can't use the ATM at Superstore.)

The condos pictured at the western edge of Westboro don't have the same feeling of desolation as the Canyon. I'm sure urban design architects will know what is the matter and if there is a solution. But there is no feeling of 'life' there. I don't actually go to many of the businesses at the western edge of Westboro but I don't avoid walking that area, whereas I do avoid the Canyon.

Thanks for providing your perspective as a local. By curiosity, what do you think of the recent proposals (403 Richmond and 327 Richmond nearby) and other condo buildings built in Westboro and Wellington West over the past 10-15 years. Good and bad.

Westboro Station is always touted as a good example, and so is the new Taggart tower on Wellington West, with the Nu Grocery store.

Originally Posted by Urbanarchit

This raises the question about what 1335 Bank Street will be like. The podium is 6-storeys without setbacks and 20 additional floors on top of part of it. The first floor height is a wopping 6 meters (normally it's 4), making the podium around 21m tall. I don't know how tall QWest is, but I feel the height of that to be excessive in how it interacts with the street and if something similar is built across the street.

If that one was proposed on a main street, I would adamantly oppose it. But because of its already in an odd location, surrounded by roads wider than what we see on main streets, it's acceptable. I hadn't thought of the first floor height, but I agree it might be excessive. Apparently, the Island Park canyon also has a teller first floor than usual based on the presentation for 403.

[Urbanarchit]

Originally Posted by J.OT13

Thanks for providing your perspective as a local. By curiosity, what do you think of the recent proposals (403 Richmond and 327 Richmond nearby) and other condo buildings built in Westboro and Wellington West over the past 10-15 years. Good and bad.

Westboro Station is always touted as a good example, and so is the new Taggart tower on Wellington West, with the Nu Grocery store.



If that one was proposed on a main street, I would adamantly oppose it. But because of its already in an odd location, surrounded by roads wider than what we see on main streets, it's acceptable. I hadn't thought of the first floor height, but I agree it might be excessive. Apparently, the Island Park canyon also has a teller first floor than usual based on the presentation for 403.

I'd have to check how that section of Bank Street is zoned, but considering it's the first site across a bridge from the traditional main street of Old Ottawa South and Bank south of the river is still commercial (albeit with parking lots in front), I see it as a wasted opportunity to continue the pedestrian-friendly traditional main street farther south to undo some of the mistakes of car-centric planning and design has led around Billings Bridge.

[J.OT13]

Originally Posted by Urbanarchit

I'd have to check how that section of Bank Street is zoned, but considering it's the first site across a bridge from the traditional main street of Old Ottawa South and Bank south of the river is still commercial (albeit with parking lots in front), I see it as a wasted opportunity to continue the pedestrian-friendly traditional main street farther south to undo some of the mistakes of car-centric planning and design has led around Billings Bridge.

According to an OBJ article posted today on the Bank proposal, current zoning is 16 floors.

https://skyscraperpage.com/forum/sho...2&postcount=92

[phil235]

Originally Posted by Urbanarchit

I'd have to check how that section of Bank Street is zoned, but considering it's the first site across a bridge from the traditional main street of Old Ottawa South and Bank south of the river is still commercial (albeit with parking lots in front), I see it as a wasted opportunity to continue the pedestrian-friendly traditional main street farther south to undo some of the mistakes of car-centric planning and design has led around Billings Bridge.

Everything that I've read suggests that the intent is to preserve the traditional main street environment south to at least Kilborn, and more ideally Heron.

[Urbanarchit]

Originally Posted by J.OT13

According to an OBJ article posted today on the Bank proposal, current zoning is 16 floors.

https://skyscraperpage.com/forum/sho...2&postcount=92

Originally Posted by phil235

Everything that I've read suggests that the intent is to preserve the traditional main street environment south to at least Kilborn, and more ideally Heron.

I'm going to post my response in the 1335 Bank Street thread because it relates more to that than this one in Westboro.

[rocketphish]

The Starwood Group is proposing a development at 403 Richmond Road and 389 Roosevelt Avenue, consisting of a nine-storey mixed-use building with 170 residential units and 583 square metres of commercial space facing Richmond Road and the corner with an amenity room penthouse. Five at-grade residential units front onto Roosevelt Avenue. Parking is provided entirely below-grade, with the access from Roosevelt Avenue. A total of 115 vehicular parking spaces are proposed.

Communal amenity area will be provided at-grade in the interior yard and indoors, via outdoor terraces on the second, fifth and eighth floor, and on the rooftop with a penthouse amenity room also proposed. The GFA of the penthouse amenity area is approximately 360 square metres and includes a party room and a gym.

Architect: rla/architecture


Development application:
https://app01.ottawa.ca/postingplans...appId=__B0LEKB


Location:




Site:








Renderings:

[UrbOttawa]

Originally Posted by rocketphish

The Starwood Group is proposing a development at 403 Richmond Road and 389 Roosevelt Avenue, consisting of a nine-storey mixed-use building with 170 residential units and 583 square metres of commercial space facing Richmond Road and the corner with an amenity room penthouse.

That blank wall is just asking for a nice 8 story mural

[Multi-modal]

Originally Posted by UrbOttawa

That blank wall is just asking for a nice 8 story mural

Wow, that makes the building 100% better. The fact that the rest of the building is entirely devoid of colour or joy really makes the mural pop.

[Norman Bates]

Originally Posted by UrbOttawa

That blank wall is just asking for a nice 8 story mural

Oh my God! That is so beautiful!!!

[J.OT13]

That would be cool. It would replace a mural that will be lost with this development.

[kwoldtimer]

You should send that to the Councillor and to the developer, UrbOttawa - they might be willing to consider it. Something similar was raised at a recent public meeting on the new proposed Minto development on Beechwood and it was received by the developer with interest.

[SidetrackedSue]

Originally Posted by J.OT13

Thanks for providing your perspective as a local. By curiosity, what do you think of the recent proposals (403 Richmond and 327 Richmond nearby) and other condo buildings built in Westboro and Wellington West over the past 10-15 years. Good and bad.

I've only been here 6 years (plus worked in Westboro at 400 Roosevelt for a year in the 1980.) I grew up in Copeland Park and aside from an occasional trip into Westboro, we went to Cityview or Carlingwood for our shopping so I don't have childhood ties to the area and the 'good old days.'

I'm coming to terms to living in a construction zone. For me, the worst part is the changes the construction forces upon not only my driving routes but walking routes with closed sidewalks and dangers of vehicles blocking sidewalks and roadways without regard for pedestrians. Island Park is Island Parking Lot for at least 4 hours of each day so I seldom use it and currently Scott is closed and will have closures like that for a few years until the transitway moves onto it, further complicating my leaving Westboro Beach either by car or on foot.

I love the look of 403 Richmond (and add my vote for the mural!) but I do wish any of these sketches included other proposed buildings since Roosevelt is scheduled to change completely in the next decade. The one at the end by the transitway worries me a bit more but I can't put my finger on why. I suppose wind-tunnel effect is my biggest concern since that's how we walk to the post office and bank from home (Lanark to Churchill, MUP to Roosevelt, up to Richmond.) I'm annoyed I'll lose that walking path for so long between the buildings on Roosevelt plus the LRT construction. Plus we'll lose the 'railway station' house (#402 I think.)

One of the things I love about this area, especially during Covid limit times, is walking around, enjoying the houses and the gardens on the residential streets.

I love walking along some of the residential streets, looking at identical houses that have been renovated very differently over the years. There are a few of the renos or infill that I love because they worked hard to fit into the neighbourhood. I tend to think of Island Park as a linear subdivision with almost cookie cutter houses, but there are several streets that have pockets of 3 - 4 houses that were obviously identical when first built in the 1920's - 60's. What makes me sad is those architecturally sympathetic renos now stick out like sore thumbs as the older houses are being replaced with the 2020 version of identical homes.

Losing that cozy little residential stub of Roosevelt to towers is a big adjustment for me.

As for the bigger buildings being built along Scott/McCrae, my immediate reaction was horror but as each has come along, I find I don't mind them. The other day I biked in front of the latest one and felt it improved the neighbourhood. Of course, after X years of a construction site there, maybe it is just my relief at having the construction fencing down and a reopened sidewalk and bike lane!

I like the proposed ground level design of 327 Churchill with the indoor and outdoor public space. Whether that comes to be or not, we'll see. As a child, one of my bikes came from Westboro Sports so I'm fond of that corner but it is so 'dead' now, almost anything will be an improvement.

Back to 403 Richmond, murals are a 'thing' in this area so I really, really, hope that idea can be pushed forward as the mural not only makes the new building much better looking, it also ties it in with the spirit of the neighbourhood.

[jleiper]

Originally Posted by kwoldtimer

You should send that to the Councillor and to the developer, UrbOttawa - they might be willing to consider it. Something similar was raised at a recent public meeting on the new proposed Minto development on Beechwood and it was received by the developer with interest.

Please do! [email protected]. Very achievable - or should be.

[UrbOttawa]

Updated design:



http://webcast.ottawa.ca/plan/All_Im...01-20-0015.PDF