70 Richmond Rd | 36m | 10f | Site Prep

[Kitchissippi]

The peeling red roof paint must be a heritage feature It's survived a few renders without being photoshopped out.

[J.OT13]

I don't understand why that former gas station is heritage, but it is. I would much rather make the Esso across the street heritage as it's a great example of space age 50s gas station architecture.

That said, it is considered heritage and as so, I find that Trinity has made absolutely no effort into properly integrating the old building into the new condo tower. It seems like the condo was designed completely independently and the gas station will just be dropped in front of it just because they have to.

[Multi-modal]

Originally Posted by J.OT13

I don't understand why that former gas station is heritage, but it is. I would much rather make the Esso across the street heritage as it's a great example of space age 50s gas station architecture.

That said, it is considered heritage and as so, I find that Trinity has made absolutely no effort into properly integrating the old building into the new condo tower. It seems like the condo was designed completely independently and the gas station will just be dropped in front of it just because they have to.

Agreed, would it kill them to at least do some half-assed architectural nods to the heritage gas station?

[J.OT13]

Hoping the City places the same amount of scrutiny on this proposal as they did with the Mizrahi build across the street. But I won't hold my breath.

Trinity to preserve heritage gas station as part of Westboro development

David Sali, OBJ
November 27, 2020



A major developer is proposing a nine-storey mixed-use building at a prominent Westboro heritage site, saying it plans to preserve the shuttered 1930s-era gas station currently on the property and incorporate it into the new development’s design.

Trinity Development Group first floated the idea of redeveloping 70 Richmond Rd. at the corner of Island Park Drive early last year. The builder ultimately presented three options for the “cottage-style” service station property, two of which called for the building to be demolished.

But after consulting with the community and heritage consultants, Trinity opted to keep the former Champlain Oil filling station as part of the proposal. Constructed in 1934, the building was granted heritage protection by the city in 2015. Had it wanted to tear down the structure, Trinity would have required council to repeal the special designation.

In a development application recently filed with the city, Trinity says it intends to relocate the gas station from the back of the property to the front, where it would sit at the corner of Richmond and Island Park. That will require a special permit under the Ontario Heritage Act.

The station’s facade would become part of the 4,000-square-foot ground-floor retail component of the new building. Trinity says some parts of the aging structure such as its service bay are in “really bad shape,” and the company is vowing to integrate as much material as possible from those areas into the final design.

Six-storey height limit

“We’re incorporating all aspects of the heritage (building) that’s on site into the new development,” Aly Premji, Trinity’s vice-president of development and planning, told OBJ.

The proposed 64,000-square-foot redevelopment would feature 60 residential suites in a mix of studio, one- and two-bedroom units as well as two levels of underground parking with space for 37 vehicles, including five spots for visitors. Premji said Trinity hasn’t decided yet if the residential units will be rental apartments or condos.

Current zoning allows for maximum heights of six storeys on the property. But Premji said the project wouldn’t be financially viable at that height because of the costs of moving the heritage building and decontaminating the land under the former gas station.

“With a site this small, to make it work, we thought nine storeys is justifiable,” he said. “I think nine storeys is a good (height) for this neighbourhood. We wouldn’t do something that doesn’t have good planning rationale.”

Local historian Dave Allston, who also serves as president of the neighbouring Wellington Village Community Association, said he’s glad that Trinity has chosen to retain an important part of the region’s heritage.

Allston said the site represents a throwback to a style of gas station that was designed to reflect the look of the neighbourhood at a time when automobiles were becoming a ubiquitous part of Ottawa life.

“It has a really cool look,” he said. “You look at it and you know it’s from the 1930s or ’40s.”

At the same time, however, Allston questions how well the new development, designed by Ottawa’s Hobin Architecture, will mesh with the heritage site.

“It worries me that it’s going to look like this thing is just sort of stuck to (the gas station),” he said.

In its application, Trinity says the proposed brick-and-stone cladding will complement other architecture in the surrounding area, but Allston wishes the developer had done more to make the new building reflect the character of the community.

“You’re going to have these big, boxy, boring, modern condo buildings,” he said. “It wouldn’t take that much for them to make an effort to … make it fit more into the neighbourhood. Saving the gas station is awesome, but to most people, they’re going to think it’s a bit of an odd fit.”

An online public consultation is scheduled for Dec. 9. Trinity is hoping the application will be ready to go before the planning committee in February.

In other news, Premji said Trinity expects to break ground on its much-anticipated three-tower project at 900 Albert St. “in the near future.” Trinity is working with InterRent REIT and PBC Real Estate Advisors on the plan to build three mixed-use highrises of up to 65 storeys just south of the Bayview LRT station.

Trinity sold its stake in another proposed three-tower development at the forthcoming Gladstone LRT station to partner CLV Group this spring, but Premji said the builder remains bullish on the National Capital Region.

“We see a lot of potential in Ottawa, especially in the rental market,” he said. “We’re going to keep working there.”

https://obj.ca/article/real-estate/r...ro-development

[Harley613]

I'm super happy they are keeping the gas station, I love that little building. It'll make a great coffee shop or whatever.

[J.OT13]

Originally Posted by Harley613

I'm super happy they are keeping the gas station, I love that little building. It'll make a great coffee shop or whatever.

That gas station. You either love it or hate it. We should start a poll.

[OTownandDown]

LOL, I love that this gas station was slated to become a Starbucks, thus saving the entire site (probably) for a few years, but then Nancy from down the street started wailing in public about the amount of traffic, Starbucks was canceled, and now two years later we have the property sold to a developer who knows how the slide these things through the City's check-boxes, and a big-box condo AND (ironically) a Starbucks in one shot.

I'm waiting for Nancy to pipe in again about the amount of traffic.

[Urbanarchit]

Originally Posted by OTownandDown

LOL, I love that this gas station was slated to become a Starbucks, thus saving the entire site (probably) for a few years, but then Nancy from down the street started wailing in public about the amount of traffic, Starbucks was canceled, and now two years later we have the property sold to a developer who knows how the slide these things through the City's check-boxes, and a big-box condo AND (ironically) a Starbucks in one shot.

I'm waiting for Nancy to pipe in again about the amount of traffic.

If they're concerned about traffic at this intersection they could reopen the back alley and have cars exit through there.

[jussupjj]

Originally Posted by J.OT13

With Hobin as the architect, whatever is proposed should end up pretty decent. Much better than if Main and Main had kept the site.

That is the problem, big name but do not see that in the design most of the times. I think people start to just coast after getting the due name and fame.

[J.OT13]

Originally Posted by jussupjj

That is the problem, big name but do not see that in the design most of the times. I think people start to just coast after getting the due name and fame.

Welcome to the forum!

Looking at it now, I would have to agree with you. Hobin does do good work. Good, quality designs. Tried and true. But this corner deserves more. When we have the Mizrahi project across the street, and the drama at City Hall at the time of its consideration, the Trinity proposal needs to be far better.

Hobin's design would make for a good background building, but this is front and centre at the corner of an important intersection. The heritage building was completely ignored as part of the design (and we could see it coming when Trinity released three options with the same design language, only one of which included the old gas station).

Disappointed with the proposal.

[rocketphish]

Filling up 'cottage' gas station property becoming Ottawa's next heritage head-scratcher

Jon Willing, Ottawa Citizen
Publishing date: Jan 08, 2021 • Last Updated 18 hours ago • 3 minute read



The “cottage” gas station redevelopment at the corner of Richmond Road and Island Park Drive might be the most difficult heritage-retention project currently happening in Ottawa, right behind the controversial Château Laurier expansion.

Architects on the city’s urban design review panel who scrutinized the design during a formal review Friday expressed concern that the new building proposed by Trinity Developments at 70 Richmond Rd. would overwhelm the one-storey building protected by heritage designation.

Trinity is proposing a nine-storey mixed-use building with the relocated heritage building forming part of the ground-level commercial space. There would be 60 residential units.

Ottawa’s Hobin Architecture is leading the design work and architect Rheal Labelle walked the independent panel members through the firm’s concept.

Labelle explained how the developer would relocate the heritage building to the side of the property before setting in a new permanent location closer to the front of the property, along with the reassembled garage bays, as part of the redevelopment.



While panel members liked that the development would provide public space at the corner of Richmond Road and Island Park Drive, some couldn’t get over the feeling that the new building would have the appearance of pushing down on the heritage building.

The old cottage-like building, a former Champlain Oil Company service station built in 1934, received heritage protection from city council in 2015. More recently, it has been used as a car lot or has been completely fenced off. The property is an obvious candidate for some kind of redevelopment.

However, there are several challenges on the property for high-density development.

Planning rules would allow for a mid-rise, not high-rise, building and there’s no buffer between the property and the low-rise neighbourhood to the south along stately Island Park Drive.

An imposing, blocky building wouldn’t fly, so floor space is compromised by the need to inset the building at the upper floors.

Cleanup of ground contamination, since the property is a former gas station, will add to the cost of redevelopment.

And, the Richmond Road, Wellington Street, Island Park Drive intersection is considered a “gateway” to the downtown, requiring a bit of design pizzazz.

That’s all on top of the existence of an awkwardly located heritage building at the back of the site.

So, a developer needs to squeeze as much floor space as possible into a project to make it economically viable, while not making a mockery of planning rules governing the property and surrounding community and respecting the council-recognized heritage value of the cottage gas station building.

It’s a property that one former landowner declared virtually impossible to redevelop if the old building had to stay there. Main + Main unloaded the land as part of a larger portfolio sale to Trinity in 2018.

Trinity has known it was a tricky site since the acquisition.

Early in the development phase, the company floated three options to the community and only one of the options called for the retention of the heritage building. After hearing from the public, the company moved ahead with a development vision that included the heritage building.

James Parakh, a member of the urban design review panel, called the cottage gas station the “jewel of this project” and suggested the new building should provide an unimposing background to the heritage structure.

Panel members zeroed in on a glassy vertical box in the centre of the building above the garage bays of the heritage structure, warning that, visually, the old gas station would shoulder a heavy load.

But the panel members were equally concerned about the wall-like backside of the development facing the neighbourhood.

Emmanuelle van Rutten said it’s “problematic” that the new building wouldn’t conform with a necessary angular plane measured from the ground. The unique characteristics of the Island Park Drive need to be preserved in the new development, van Rutten said.

Heather Rolleston said the back of the building would be a “sheer wall up against an established neighbourhood.”

Developers aren’t compelled to follow the recommendations of the urban design review panel, but the panel’s observations are usually included in the staff report to council’s planning committee. Usually developers have the option of coming back to the urban design panel with a revised concept before the development application goes to planning committee and council.

Trinity needs council’s approval to amend the official plan and property zoning to build the mixed-use project. The city has been targeting February for a decision by the planning committee.

jwilling@postmedia.com
twitter.com/JonathanWilling

https://ottawacitizen.com/news/local...head-scratcher

[Kitchissippi]

Moving this old building out to Remics Rapids to be a cafe/washroom pavilion would be a far more respectful use of this building despite taking it out of its context.

[ParkRiverProperties]

Originally Posted by Kitchissippi

Moving this old building out to Remics Rapids to be a cafe/washroom pavilion would be a far more respectful use of this building despite taking it out of its context.

That makes a lot of sense. We really enjoyed our time at Remics Rapids this summer - having a permanent structure would be amazing. Although the timing and logistics would be a challenge trying to align the planning, heritage, and the NCC.

[J.OT13]

Originally Posted by Kitchissippi

Moving this old building out to Remics Rapids to be a cafe/washroom pavilion would be a far more respectful use of this building despite taking it out of its context.

Moving it to the corner of the lot abutting to a shear wall takes it out of its context anyway. Moving it to Remics Rapids, or anywhere along the Ottawa River Parkway in Trinity's expense, would be far more respectful.

It would still be "in context" along a traditionally car oriented parkway.

[J.OT13]

Originally Posted by Kitchissippi

Moving this old building out to Remics Rapids to be a cafe/washroom pavilion would be a far more respectful use of this building despite taking it out of its context.

The more I think about, the more this sounds like the perfect solution. Makes way too much sense for the City/NCC/Trinity to think about it. You should send some emails!

[J.OT13]

Public Open House video:

• Video Link

[rocketphish]

Resubmission (August 2021)

In November 2020, Fotenn Consultants Inc. (“Fotenn”) submitted a Planning Rationale and Design Brief for Official Plan Amendment and Zoning By-law Amendment applications (D01-01-20-0018, D02-02-20-0102) for the proposed development of a nine-storey, mixed-use building at 70 Richmond Road. In consideration of the comments provided resulting from the technical review period and in discussions with the Ward Councillor regarding the aforementioned development application, the proposed development has been revised to maintain the same building height, and presence along Richmond Road, but with increased transition and setbacks to the south while also improving the presentation of the heritage building within the contemporary building design.

A critical aspect of this re-design was the inclusion through acquisition of the abutting property to the south at 376 Island Park Drive. The additional lot area and depth afforded by the addition of 376 Island Park Drive provided the opportunity to deliver an improved transition to the south through an increased rear-yard setback, step-backs, and building articulation to the low-rise residential community south of the lands.

The subject lands are located on the southwest corner of Richmond Road and Island Park Drive in the Westboro neighbourhood of the City of Ottawa and consists of lands municipally known as 376 Island Park Drive and 70 Richmond Road. The newly acquired lands at 376 Island Park Drive comprise an area of 597m2 with 15.8 metres of frontage along Island Park Drive. In total, the subject lands now have 23 metres of frontage along Richmond Road, and 52 metres of frontage along Island Park Drive, with a total area of 1,578 square metres.

Summary of Revisions:

• Acquisition of 376 Island Park Drive to the south;
• Increased rear yard setback at-grade and setbacks above grade;
• Reallocation and redesign of enclosed rooftop amenity space;
• Retention of two (2) National Capital Commission trees within the Island Park Drive Right-of-Way;
• Addition of at-grade, townhouse style units with direct access to Island Park Drive on the newly acquired property;
  • This portion of the building footprint has also been inset from the main building massing closer to Richmond Road to better respect the existing character, rhythm, and built-form along Island Park Road to the south.
• Increased prominence of the retained heritage structure through recessing a portion of the front façade to reveal more of the west elevation of the heritage building (including window);
• Revised materiality to better compliment the existing heritage structure; and
• As a result of the additionally included lands, the proposal provides an increased gross floor area, unit count, amenity space area, vehicle parking, and bicycle parking provision.

Architect: Hobin Architecture


Development application:
https://devapps.ottawa.ca/en/applica...0-0018/details


Location:




Siteplan:








Renderings:

[SL123]

I always get scared when i see a resubmission because its usually a downgrade but this is actually an upgrade in my opinion. I like it

[rocketphish]

Updated design and downgraded retail (January 2022)

[SidetrackedSue]

Retail or even just retail windows facing onto Island Park was out of place.

Access to parking along there would be complicated so they'd have to have something that would draw mainly pedestrian/bike traffic. As well, with all the empty retail in that block of Richmond, it makes sense to not push one's luck to get another tenant. Price would have to be very low to attract someone to that location instead of one with street parking in front.

Better to have the bird in the hand of housing.