100 Bayshore Dr | 90+100m | 27+30f | Approved

[rocketphish]

Higher-quality renderings:








https://app01.ottawa.ca/postingplans...appId=__BP8RT8

[OTownandDown]

I've noticed in these renderings that quite a few of these units have had their cladding removed in favour of wall-to-wall glazing.

Are some of these turning into condos? The quantity of glazing always dictates whether something will be a condo or a rental...

No builder/owner would want to pay to heat a glass tower, only condo owners are stupid enough to do that.

Originally Posted by rocketphish

Higher-quality renderings:








https://app01.ottawa.ca/postingplans...appId=__BP8RT8

[J.OT13]

Planning committee OKs two-tower proposal beside Bayshore Shopping Centre

Jon Willing, Postmedia
November 10, 2020

Some residents are accusing a two-tower proposal next to Bayshore Shopping Centre to be “out of touch” with the surrounding community, but the opponents are running of time.

Ivanhoé Cambridge and KingSett Capital, the owners of Bayshore Shopping Centre, moved one step closer on Tuesday to winning the municipal government’s approval to redevelop vacant land beside the mall and a future Bayshore LRT station. With a unanimous vote, the planning committee endorsed staff-recommended changes to the official plan and zoning bylaw to allow the development. Council will vote on Nov. 25.

The towers, which would have a shared three-storey parking podium, would be built on the west side of the mall on Woodridge Crescent. The tower closest to the mall would be 30 storeys and the other would be 27 storeys. Hobin Architecture is designing the project.

The bus Transitway station at the mall is being converted for LRT as part of the Stage 2 O-Train expansion. The proposed towers are adjacent to the station and the tower closest to the mall would plug into an above-ground walkway between the mall and station.

Residents who made presentations to the planning committee criticized the potential for the development to become a wall between the neighbourhoods to the north and northwest, but the height of the proposed buildings is attracting most of the community’s ire.

Bill Fenton was one of four reps from the Crystal Beach Lakeview Community Association who tried to convince councillors that the proposal has important flaws when put up against municipal planning documents.

Fenton said the development would be “out of touch when compared to the expectations of the official plan for the property,” whose zoning would currently allow a 12-storey building.

Jean-Christophe Huot, who lives in the Stonehedge Park area of the community, said he moved to the neighbourhood to “escape the vertical jungle” of Toronto and he chided the city for not considering the capacity of the surrounding municipal infrastructure in supporting the high-rise proposal.

Even the community association on the other side of Highway 417 is worried about the size of the high-rises. Erin Ramsay of the Qualicum Graham Park Community Association said residents are worried about the glass towers reflecting light at their homes.

Working against opponents is the city’s vision to expand the O-Train system and increase transit ridership, along with an overarching planning goal to pack residential density near LRT stations. If the city is going to approve any kind of unique height and density projects, it’s going to be at LRT stations.

Christine McCuaig, the developer’s planning consultant, observed that the height of the development would be in line with other proposed or approved developments near transit stations along the O-Train system.

The developer has agreed to pay $150,000 to fund a skate park in the area. The funding would be delivered thanks to a provincial planning law that allows community contributions in exchange for higher heights and densities at a development property.

Forty-five of the roughly 500 units would be considered affordable housing, defined as having rents not exceeding 30 per cent of the 30th income percentile for the City of Ottawa.

As residents voiced concern that the complex would cut their community off from the transit station, Bay Coun. Theresa Kavanagh, who doesn’t sit on the planning committee, committed to forming a working group to address outstanding issues involved with connecting the community to the station.

Pat Scrimgeour, the city’s director of transportation planning, said the station will be visible from Woodridge Crescent, and in fact, will be a “bigger, stronger and more visible” entry point thanks to the station transformation for LRT. Plus, there would be the big red O there to signal the LRT access point. Scrimgeour also said there’s enough space at the station for future bus transfers, addressing another concern brought up by residents.

River Coun. Riley Brockington didn’t understand people’s worries about accessing the station since residents of the area already know where the station is. For visitors, “we’ll have the Lifesaver lollipops everywhere,” Brockington said, referring to the big red Os.

Brockington also didn’t think the proposed building heights should be a barrier to proceeding since the property is on the fringe of a community and next to a mall.

Another councillor who’s seeing more high-rise development in his own ward thanks to LRT agreed with Brockington. “Intensification is what we’re about,” Beacon Hill-Cyrville Coun. Tim Tierney said.

https://ottawasun.com/news/local-new...c-8f555e6119e6

[Harley613]

These community comments are SO HILARIOUS and SO OTTAWA.

The closest houses in Qualicum Park are 500 METRES AWAY and they are worried about 'glass towers reflecting light at their homes'. No worries about the junction of two major highways behind your fence though, that's fine... You can't make this stuff up.

[IMG]bayshroe by harley613, on Flickr[/IMG]

[OTownandDown]

Originally Posted by Harley613

These community comments are SO HILARIOUS and SO OTTAWA.

The closest houses in Qualicum Park are 500 METRES AWAY and they are worried about 'glass towers reflecting light at their homes'. No worries about the junction of two major highways behind your fence though, that's fine... You can't make this stuff up.

[IMG]bayshroe by harley613, on Flickr[/IMG]

Wait, what? They're worried about MORE sunlight because of tall towers??? LOL Oh Nimby's will complain about ANYTHING these days.

[J.OT13]

I get when a 30 storey building is proposed next to a single family house, but this is just ridiculous.

• Towers next to a transit station should be expected.
• I think the City knows how much capacity their infrastructure can handle.
• Reflections from the tower? This isn't a all blue glass tower like Constitution Square!
• The complex could cut the transit station from the community? It's an empty field that was bound to be developed eventually. Doesn't matter if the building is 3 floors or 30 floors, it would take up just about the same amount of space. Oh and look! Sidewalks along Woodridge Crescent!!! We're saved!!!!
• It's like they think the station will disappear if the towers are built. Do these people not have object permanence?

[Harley613]

CBC Article :
https://www.cbc.ca/news/canada/ottaw...ning-1.5796834

Several nearby residents spoke out against the project during the virtual city meeting, arguing the development would be much higher than the 12 storeys currently allowed in the area, and will stand out as an "eyesore" in the community.

Oh yeah. These buildings would definitely stand out as an 'eyesore' in the beautiful heritage district of Bayshore...

[passwordisnt123]

Originally Posted by Harley613

CBC Article :
https://www.cbc.ca/news/canada/ottaw...ning-1.5796834

Several nearby residents spoke out against the project during the virtual city meeting, arguing the development would be much higher than the 12 storeys currently allowed in the area, and will stand out as an "eyesore" in the community.

Oh yeah. These buildings would definitely stand out as an 'eyesore' in the beautiful heritage district of Bayshore...

My thoughts exactly. Do people not hear how ridiculous they sound?

On a related topic, did anybody else read this story in the CBC?

https://www.cbc.ca/news/canada/ottaw...2020-1.5491485

This quote jumped out at me:

"I don't think we're heading down the path that Toronto and Vancouver are going, where you see a sea of highrise towers," said Steve Willis, general manager of planning, infrastructure and economic development.

"That's not Ottawa. That's not what people want."

Thank god the general manager of planning, infrastructure and economic development is out there working night and day to save Ottawa from the horrors of becoming more like Toronto and Vancouver. Who would want to live in two of the most desirable, cosmopolitan, livable, sought-after, world-renowned cities in the country? Not I! I prefer my city run by small-town, small-minded, parochial dinosaurs, thank you very much! Good job, Mr. Willis!

[TransitZilla]

Originally Posted by passwordisnt123

On a related topic, did anybody else read this story in the CBC?

https://www.cbc.ca/news/canada/ottaw...2020-1.5491485

What struck me was this:

Just before the COVID-19 lockdown began, Suzette Guo and Jean-Christophe Huot went to an empty store on the mall's third floor to hear Phillips's pitch at a public meeting.

The couple lived the highrise life in Toronto, but left for Ottawa and now own a single-family home nearby.

"The proposed plan just brought us back flashbacks of the life we were trying to escape," Guo said.

These people strike me as fundamentally selfish. They are recently removed from a time in their life where they could only afford to live in an apartment. Now that they are lucky enough to be able to afford a single family home, they are opposed to more apartment buildings??

Also, they apparently tried to "escape" the high density of Toronto... by purchasing a SFH next to the noted low density neighbourhood of ... *checks notes*... Bayshore.

[J.OT13]

They might see the buildings form their house... maybe... It's not like we're forcing them to live in those high-rises. Get over it.

[AuxTown]

Everyone wants to live inside the Greenbelt but no one wants the new developments near their house! If you want to ensure no high-density development will occur near your house, buy a plot of land in Ashton. Don't buy a house a couple hundred metres from a regional shopping centre and rapid transit line and expect things to stay 'suburban' forever.

[yotajoe]

Originally Posted by AuxTown

Everyone wants to live inside the Greenbelt but no one wants the new developments near their house! If you want to ensure no high-density development will occur near your house, buy a plot of land in Ashton. Don't buy a house a couple hundred metres from a regional shopping centre and rapid transit line and expect things to stay 'suburban' forever.

Their response would go something along the lines of "oh but driving an extra 10 minutes to get to town everyday is horrible, so much traffic".

[J.OT13]

Listening to the Planning Committee meeting and one guy brings up some good points.

• Restrict parking to minimum standard to make the development truly transit oriented.
• Extend the skywalk to the O-Train station to the building's main entrance, as proposed with other developments (4 apparently).
• Ground floor should include retail for a grocery store (maybe not necessary since Bayshore has Wal-Mart) or a coffee shop instead of parking.
• Floors two and three should be used for residential and/or commercial as opposed to parking.

Repurposing the podium for commercial/retail and residential could allow the developer to reduce the height by repurposing the above ground parking garage.

So this guy is actually providing some suggestion to improve the proposal instead of just freaking out about height, shadows and "character".

[Harley613]

https://www.obj.ca/article/bayshore-...AHEo6ILLd7K7A0

Bayshore owner plans two apartment towers as high as 30 storeys next to west-end mall
By:
David
Sali
Profile picture for user David Sali
Published:
Jan 15, 2020 4:52pm EST

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Topic:

Real Estate
Residential

Organizations:
Ivanhoe Cambridge
KingSett Capital
Bayshore Shopping Centre

The owner of Bayshore Shopping Centre says it wants to build two new apartment highrises next to the west-end mall, a proposal that would add 500 more units to the city’s growing inventory of rental housing located near existing or future light-rail stations.

In a development application recently filed at City Hall, Bayshore owner Ivanhoe Cambridge says it’s partnering with Toronto-based investment fund KingSett Capital on a plan to construct a 27-storey tower with 234 rental suites and a 30-storey highrise with 266 units. Located just west of the 47-year-old shopping centre, the two buildings would be linked by a three-storey podium that would include 210 parking spaces for residents and 50 spots for visitors as well as room for 272 bicycles.
bayshoreA rendering of Ivanhoe Cambridge and KingSett Capital's proposed new apartment towers next to Bayshore Shopping Centre.

The site plan provides few other details about the development. According to the application, the proposal calls for “an amenity pavilion” located on the fourth floor between the two towers and a rooftop terrace above the podium that will feature trees and other greenery, seating and “flexible social spaces” for tenants. A pedestrian walkway will link the highrises with the future LRT station to the south.

The developers also say they will consider setting aside some of the units for affordable housing, a proposal that “will be looked at further in the development process.”

Currently Ottawa’s second-largest shopping mall, Bayshore attracts nearly eight million visitors a year. The retail hub will become home to an LRT stop as part of phase two of the Confederation Line, a project currently slated for completion in 2025.

“The subject site is ideally located to capitalize on the existing and future infrastructure of the transit network,” the development application says.

An Ivanhoe Cambridge spokesperson told OBJ in an email Wednesday the company will provide more details about the proposal “in the coming months” and plans to host a public open house later in the application process. The developers are seeking amendments to current zoning bylaws that limit buildings on the site to 12 storeys.

The proposed apartment towers are just the latest in a wave of new residential development aimed at diversifying land use near suburban shopping centres and light-rail stations.

Toronto-based RioCan got the ball rolling last year with the first phase of its multi-highrise Frontier apartment development near Blair Station and the Gloucester Centre, a partnership with Halifax-based Killam Apartment REIT.

RioCan is now tearing down the aging Lincoln Fields Shopping Centre on Carling Avenue and replacing it with a mix of retail and commercial buildings near a future light-rail stop, with plans to add residential space in the future.

The firm is also looking at redeveloping a number of its other local retail properties, including Westgate and Elmvale Acres shopping centres, with new retail space and apartment buildings in a bid to find new sources of revenue as more and more consumers abandon local malls in favour of shopping online.

“I think we’re doing a number of things to ensure that we have relevant retail,” RioCan chief operating officer Jonathan Gitlin told OBJ last year. “One of those is changing the types of tenants that we have in our buildings. Part of it is building mixed-use (developments), where we urbanize, modernize and bring residential (units) to our retail sites.”

Meanwhile, Ottawa-based Trinity Development Group has a number of mixed-use projects located near LRT hubs in its project pipeline, including plans for a trio of highrises with more than 1,000 rental apartment suites near the junction of the Confederation and Trillium Lines at Bayview Station.

[rocketphish]

This proposal has just been resubmitted. Apart from the updated tower design, the main change that I see is that the heights of the towers have been switched.


The proposed development is now for a two-tower, shared podium rental residential development. Tower 1 (East) is proposed to be 30 storeys with approximately 292 units and a total of 271,430 square feet of Gross Floor Area (GFA). Tower 2 (West) will be 27 storeys, 262 units, and 277,425 square feet of GFA.

The development structure is a shared 3-storey parking podium with roof-top amenity space, including a Level 4 Podium Pavilion. The main entrances for both towers would face Woodridge Crescent. Connections to the adjacent OC Transpo Station (future LRT station), and to the nearby uses, are incorporated into the program design.

Development application:
https://devapps.ottawa.ca/en/applica...1-0057/details

Siteplan:




Renderings:

[J.OT13]

Sooo, they moved the towers proposed on O'Connor to Bayshore? These aren't bad looking, but the design is being used on three projects now (with Bank near Billings as the third).

[OTownandDown]

Just reminiscing about our trolling of the NIMBY's in the fall. If I were a NIMBY over in that highway armpit, I'd be asking where the direct pedestrian connection is to the new Bayshore Station. It seems that the single family homes are quite cut off from transit. Perhaps a complex, multi-million dollar combination of tunnels and bridges to span from the intersection at Holly Acres across the highway?

[bartlebooth]

I really really dislike the above ground parking podium. Great way to kill any human street interaction (not that there's much in this area anyways).

[Harley613]

It's another RLAesque design from Hobin like Frontier in Gloucester, but for where it's situated I think it's perfectly fine. It's a nice and dense TOD and it can't help but elevate the neighbourhood.

[YOWflier]

The entry into the city from 416 could use a visual upgrade. This will do.