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Old Posted Mar 17, 2009, 6:07 PM
c_speed3108 c_speed3108 is offline
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Bayshore Shopping Centre Expansion | 250000 sq ft | U/C

Bayshore's $130M facelift
By Peter Kovessy, Ottawa Business Journal Staff
Mon, Mar 16, 2009 12:00 AM EST

Click to Enlarge
Bayshore Shopping Centre. (Photo supplied)

Mall owners fighting city at OMB to permit increased size

Ottawa's fourth-largest shopping centre is planning a 250,000-square-foot expansion, according to documents filed with the city, which will give Bayshore a larger leasable area than either the Rideau Centre or Place D'Orleans.

The mall itself would gain between 140,000 and 150,000 square feet of shopping and concourse space to the east and allow Zellers to consolidate its retail operations on a single floor at ground level, says Jacqueline Saucier, development manager for Montreal-based property management firm Ivanhoe Cambridge, which owns the Bayshore Shopping Centre.

"We calculated with all the tenants that want to come, that we have to (build) an expansion of that size," she says.

"The Bayshore Shopping Centre is a very strong property. Despite the fluctuations in the economy right now, it is atop the market."

Retail analyst Barry Nabatian, general manager of Market Research Corp., says the expansion is likely being driven in part by Bayshore's need to jump out ahead of area competitors holding undeveloped sites designated for retail use that would serve the west end's relatively wealthy – and growing – population.

But there is a municipal roadblock to the mall expansion. The city's new zoning bylaw – adopted by council last June – retains the existing site-specific gross leasable floor area (GLFA) cap of 753,500 square feet. Bayshore currently has a GLFA of approximately 728,000 square feet of retail space and is appealing the zoning provision to the Ontario Municipal Board.

Documents filed with the city peg the cost of the expansion in excess of $130 million. The plans also include the creation of 421 net new parking spots. The east parking structure would be demolished and a new four-storey parkade built on the west side. The existing three-storey north parkade will be rehabilitated, with the northeast section receiving a new level on the top and the integration of another level between current floors, says Ms. Saucier.

She says no general contractor has been selected for the project and that proponents will be asked to bid on an invitational basis, but PCL Constructors is listed as the contractor on site diagrams filed with the city.

Ivanhoe Cambridge is still in the predevelopment stage and preparing more detailed plans, and would not begin construction before early next year at the earliest, says Ms. Saucier, adding the work, conducted in phases, is expected to take three years.

Ms. Saucier says the expansion will allow Bayshore to continue becoming more upscale, with an emphasis on specialty and high-end retailers. The interior common areas will also be renovated to include better lighting, wood tones and soft seating.

Paying attention to improving customer service is a way for malls such as Bayshore to further contrast themselves against retail power centres such as the Kanata Centrum, says Michael Mulvey, who specializes in marketing and consumer behaviour at the Telfer School of Management at the University of Ottawa.

He says the indoor controlled climate already gives malls an advantage over clustered stand-alone stores, especially when consumers are making a shopping trip, rather than running in for a quick purchase.

"A lot of people shop for leisure purposes, so there is a hedonic recreational aspect to shopping. If (Bayshore) can leverage that and put some of the fun back into shopping, it is going to attract a very loyal customer base," says Mr. Mulvey.

Market Research Corp.'s Mr. Nabatian agrees and notes Bayshore is expanding from a position of strength, both as one of Ottawa's most successful shopping centres and at a time when consumers are returning to malls.

"We're finding indoor shopping malls are generally picking up some of the market share that they lost to these so-called power centres."

The Ontario Municipal Board is scheduled to hear Bayshore's appeals of Ottawa's zoning bylaw in two hearings this fall. Ms. Saucier declined to comment on the appeals or what a loss would mean for the expansion plans.

Other Ottawa malls, including St. Laurent and Carlingwood, also have site-specific size restrictions, according to a city spokesperson.

In addition to fighting the cap on the size of the mall, Bayshore is appealing separate parking provisions in a hearing involving other parties, including College Square Properties Inc.

In appeal documents, Ogilvy Renault partner and lawyer Julie Paquette argues "the city has provided no land use planning rationale" for decreasing the maximum parking rate from five spaces per approximately 1,076 square feet of GLFA to four spaces on the main shopping centre property.

The hearings are scheduled to begin on Oct. 5 and Oct. 20.

---

BAYSHORE BASICS

Built: 1973

Expansions: 1987 (third floor addition), 2001 and 2004.

Gross leasable floor area: 728,000 square feet of retail space

Owner: Ivanhoe Cambridge

Number of stores: 155

Percentage of mall vacant: 0

Parking spaces: 4,000

Annual number of visitors: 7.1 million

Companies involved in expansion preparations so far:

* Delcan Corp. (planning rationale, traffic impact study)

* Dessau Inc. (storm-water management plan, servicing brief)

* Douglas Associates Landscape Architects Ltd.(consultant)

* Genivar (consultant)

* LaLande + Doyle Architects Inc. (consultant, image analysis)

* Ogilvy Renault (Ontario Municipal Board appeal)

* PCL Constructors (listed as contractor on site diagrams; Ivanhoe Cambridge says no general contractor has been selected for project)

* Trow Associates Ïnc.(Phase 1 environmental assessment)

Sources: Ivanhoe Cambridge, documents filed with city of Ottawa, OBJ files
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  #2  
Old Posted Mar 17, 2009, 7:33 PM
Richard Eade Richard Eade is offline
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So Bayshore wants to expand. The City is doubling the size of the transit station at Bayshore. But the City is fighting the expansion? I don't get it. Have I missed something?

The City needs to build rail from Lincoln Fields to Bayshore and allow the expansion. If the train runs to the mall, they can justify the reduction of parking.
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  #3  
Old Posted Mar 17, 2009, 8:00 PM
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Mille Sabords Mille Sabords is offline
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Originally Posted by Richard Eade View Post
So Bayshore wants to expand. The City is doubling the size of the transit station at Bayshore. But the City is fighting the expansion? I don't get it. Have I missed something?

The City needs to build rail from Lincoln Fields to Bayshore and allow the expansion. If the train runs to the mall, they can justify the reduction of parking.
What does the new transit station have to do with the expansion or non-expansion of Bayshore? If anything, the one glaring problem with the expansion as it is proposed is that it grows the mall away from the transit station; they seem to be putting parking structures next to the station! But if they were to expand à la St-Laurent, toward the transit station, what's the problem?
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Old Posted Mar 17, 2009, 10:20 PM
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Umm, transit has everything to do with it. More retail near Transitway stations is exactly what the OP calls for, so for the City to be opposing the expansion is ludicrous since they're fighting the expansion not based on where on the site the expansion is occurring (which would be reasonable for the reasons you mention) but the very fact of the expansion. Like Richard says, the weird thing is that the City is opposing it at all.


Bayshore is a classic example I think of the all too present problem of planning in silos. The RMOC plonked the station to the west of the mall, forcing transit users to walk through a parkade to get to the mall (interestingly, despite the presence of the overhead walkways most people walk at grade into the ground floor of the rather dank west parkade to the ground floor doors of the Bay). The smart thing would have been to put the station to the south of the mall in that triangle of land next to the Queensway and Richmond, which would be near the centre of the mall, and some of the expansion could have been right over the station. But that is the past and Bayshore is expanding but now they're doing it in the wrong direction with respect to transit (though in fairness it is the east parkade that is in the worst shape and needs to come down, thus presenting an opportunity for them).

What it shows, at the end of the day, is little regard for transit by developers and little regard for even trying to integrate things by the City (they've got the leverage of a zoning change here, but do they make use of it to get something more transit-friendly? well, no). Then they knuckle under and surrender at Baseline to Algonquin College, who apparently just wants transit out of the way. The early Transitway developments like St. Laurent and Riverside are looking more like aberrations than anything else.
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  #5  
Old Posted Mar 17, 2009, 10:30 PM
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Old Posted Mar 18, 2009, 12:26 AM
Richard Eade Richard Eade is offline
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Yup, the new building is on the east and the transit station is on the west. The station location was the choice of the RMOC and has been maintained by the City.

With The Bay occupying the west end of the mall, there really isn't a convenient, direct passage to get to a west end addition. The east end of the mall is currently available.

The City is missing out on a great opportunity with this development: The City needs to make a deal with Ivanhoe Cambridge to allow the new parking structure to be used as a Park & Ride during the day-time on week-days. This way the mall would have the extra parking space during its peak times of evenings, week-ends, and holidays. This area is right near the head of 416 and could gather people from the south and west.

The City is so limited in its thinking.
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Old Posted Mar 18, 2009, 12:29 AM
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Mille Sabords Mille Sabords is offline
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Quote:
Originally Posted by Dado View Post
Umm, transit has everything to do with it. More retail near Transitway stations is exactly what the OP calls for, so for the City to be opposing the expansion is ludicrous since they're fighting the expansion not based on where on the site the expansion is occurring (which would be reasonable for the reasons you mention) but the very fact of the expansion. Like Richard says, the weird thing is that the City is opposing it at all.

Bayshore is a classic example I think of the all too present problem of planning in silos. The RMOC plonked the station to the west of the mall, forcing transit users to walk through a parkade to get to the mall (interestingly, despite the presence of the overhead walkways most people walk at grade into the ground floor of the rather dank west parkade to the ground floor doors of the Bay). The smart thing would have been to put the station to the south of the mall in that triangle of land next to the Queensway and Richmond, which would be near the centre of the mall, and some of the expansion could have been right over the station. But that is the past and Bayshore is expanding but now they're doing it in the wrong direction with respect to transit (though in fairness it is the east parkade that is in the worst shape and needs to come down, thus presenting an opportunity for them).

What it shows, at the end of the day, is little regard for transit by developers and little regard for even trying to integrate things by the City (they've got the leverage of a zoning change here, but do they make use of it to get something more transit-friendly? well, no). Then they knuckle under and surrender at Baseline to Algonquin College, who apparently just wants transit out of the way. The early Transitway developments like St. Laurent and Riverside are looking more like aberrations than anything else.
Dado, thanks for the explanation. I admit I haven't followed this at all. I agree with everything you said. Can you explain the Algonquin cave-in? I haven't followed this one that closely either (in detail I mean - I know about the big station project there).
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Old Posted Mar 18, 2009, 3:58 AM
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Originally Posted by Mille Sabords View Post
Dado, thanks for the explanation. I admit I haven't followed this at all. I agree with everything you said.
You're welcome and thank you.

Quote:
Can you explain the Algonquin cave-in? I haven't followed this one that closely either (in detail I mean - I know about the big station project there).
I made a post in the Algonquin College thread:

http://forum.skyscraperpage.com/show...94#post4146094

... but you should really read the entire thing as Richard knows quite a bit about it as well and has posted a lot in there. The short version is that we went from an at-grade station that was on the high cost side as at-grade stations go (which is fine, as it is supposed to be a signature station) to a very expensive tunnelized monster station, with, and you'll love this, grass on top of it in a parkish setting [everyone else: that blood-curdling sound you just heard was Mille Saborbs momentarily losing his voice].
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Old Posted Mar 18, 2009, 12:17 PM
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so why is that Bayshore has no problem with expanding but the rideau centre cant and has been constantly putting it off for what 10 years now? Has demand grown that much more in the west end for more retail in bayshore than downtown?

Too bad the the downtown population couldnt grow more than the suburbs so it could support new projects.
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Old Posted Mar 18, 2009, 2:41 PM
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Originally Posted by osirisboy View Post
so why is that Bayshore has no problem with expanding but the rideau centre cant and has been constantly putting it off for what 10 years now? Has demand grown that much more in the west end for more retail in bayshore than downtown?

Too bad the the downtown population couldnt grow more than the suburbs so it could support new projects.
Rideau can, it just the council didn't approve the exterior, not enough opened to the street. Now it's the owner that refuses to expand, waiting for the convention centre to be done.
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  #11  
Old Posted Mar 18, 2009, 2:45 PM
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Originally Posted by osirisboy View Post
so why is that Bayshore has no problem with expanding but the rideau centre cant and has been constantly putting it off for what 10 years now? Has demand grown that much more in the west end for more retail in bayshore than downtown?

Too bad the the downtown population couldnt grow more than the suburbs so it could support new projects.
From what I read in an article a while back Rideau is still planning on expanding, but they are waiting for the Congress (Convention) Centre to be completed before they will go ahead with construction. I don't mind waiting a couple of years for this expansion as long as they do a good job integrating it with Rideau and Nicholas streets. Lack of street presence is not an option in this case.
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Old Posted Dec 6, 2009, 4:08 PM
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Does anyone have an update on the proposed Bayshore Shopping Centre expansion? The OMB hearing was scheduled for Oct '09. Thanks!
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Old Posted Apr 2, 2012, 12:55 PM
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Awesome! This is moving forward finally.

http://www.obj.ca/Real-Estate/Constr...ion-contract/1

PCL poised to pick up Bayshore expansion contract
Bayshore Shopping Centre.

Published on April 2, 2012
Courtney Symons

Floor space to increase by 31%

PCL Constructors appears set to lead the massive expansion of Bayshore Shopping Centre, a project that will add more than 200,000 square feet to Ottawa's fourth-largest mall, documents filed with the city show.
Topics : Delcan Corp. for Ivanhoé Cambridge , Rideau Centre , NEW SPACE , Bayshore , Ottawa
Upon completion, Bayshore will have a total of 915,000 square feet of gross leasable floor area spread over three floors of commercial retail units. That's up 31 per cent from its current 698,500 square feet, according to a planning rationale prepared by Delcan Corp. for Ivanhoé Cambridge, the Montreal-based property management and development firm that owns the west-end shopping centre. The document was drafted to support a rezoning application approved by city council last year.
The four-year expansion plan is scheduled to begin this spring and includes demolishing the 800-stall east parking structure to make way for a new three-storey retail area with 175,500 square feet of additional space, connected to the original building.
The additional space will accommodate new commercial tenants - some that are debuting in the Ottawa market, according to the document - and an expanded, relocated food court.
Interior renovations to the existing structure will include the relocation of various commercial retailers as well as corridor modifications and will make up the remainder of the extra floor space, said Ronald Clarke, Delcan's manager of planning.
The existing parking structure on the north side of the property will be demolished and replaced with a new five-level parking garage. When completed, the 39-year-old mall will have 4,110 parking spaces, an 18-per-cent increase from the 3,470 current spots.
Bayshore's general manager Denis Pelletier would not comment on the construction contract until details are finalized, saying many "obstacles" need to be resolved first.
"We're hopeful that it'll be sooner than later," he says of the contract's completion. "There's a demand (for retail space) now, and if we can satisfy the demand that would be great."
Cushman & Wakefield Ottawa reported a retail vacancy rate of 0.6 per cent at the end of last year for large power centres and regional malls such as Bayshore.
These low vacancy rates are part of the rationale for the expansion, Mr. Pelletier says, adding that the property is aging and in need of a reinvestment to prevent deterioration.
WHO WILL FILL THE NEW SPACE?
Bayshore should be targeting trendy specialty stores, says Barry Nabatian, director of the market research division at Shore Tanner & Associates. He highlighted H&M and British men's clothing brand Topman as shops that would do well in Bayshore, adding that he's heard rumours of an Apple store coming to the mall.
Well-known stores such as these could elevate Bayshore's profile, but the expansion is unlikely to change the local pecking order, says Mr. Nabatian.
"I doubt that Bayshore will ever surpass the Rideau Centre," he says, noting expansions of both the Rideau Centre and St. Laurent Shopping Centre are expected in the coming years.
Bayshore currently hosts two department stores, three major retailers and more than 160 commercial retail units.
PCL declined to comment on the contract until details are finalized.
Bayshore did not put a price tag on the expansion, but media reports estimate it to be around $150 million.
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Old Posted Apr 2, 2012, 3:20 PM
eternallyme eternallyme is offline
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698K? I thought it was larger than that, closer to or even over 1 million square feet.
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Old Posted Apr 2, 2012, 3:42 PM
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no, it's 685. st. laurent is currently the largest in the NCR at just under a million, soon to be around 1.4 million...mind you bayshore feels bigger because a big chunk of the GLA at st. laurent is in the schools and gym and other not easily visible areas.
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Old Posted Apr 3, 2012, 9:48 PM
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temporary parking lot staff report
http://ottawa.ca/calendar/ottawa/cit...20Bayshore.htm
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Old Posted May 15, 2012, 6:27 PM
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Bayshore Shopping Center construction is set to begin May 22nd.

They're already constructing metal/wood enclosures around all of the sidewalks near the Zellers parking structure on Bayshore Ave and Woodridge Cres.

There's also electronic signs posted on Richmond that says access to Bayshore from Richmond will be blocked and to use Carling to get into Bayshore.
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  #18  
Old Posted May 15, 2012, 10:48 PM
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Looking forward to seeing some new stores. I lived right across the mall for 10 years from 1994 to 2004 and Bayshore will always have a special place in my heart!
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  #19  
Old Posted May 15, 2012, 11:13 PM
eternallyme eternallyme is offline
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With that positioning and layout, Zellers would have to relocate within the mall, unless it is being expanded itself...
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Old Posted May 16, 2012, 1:47 AM
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With that positioning and layout, Zellers would have to relocate within the mall, unless it is being expanded itself...
I read somewhere a while back that the Bayshore Zellers was the 10th busiest in Canada and the Merivale location was 3rd ... I could be mistaken; I'll see if I can find the article. If so, they could very well be expanding for when they become a Target.
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