[waterloowarrior]

NCC plans new mixed-use tower for Sparks Street
Patrick Dare
The Ottawa Citizen (http://www.canada.com/ottawacitizen/news/story.html?id=6a10f108-3489-478b-93ee-d53cc843dd83)
Wednesday, July 02, 2008


OTTAWA - It's been a dream at the National Capital Commission since the 1980s: Breathe some life into Sparks Street with a distinctive new building where people live. Now the commission feels it finally has the right plan that will make it happen.

The NCC this week approved a two-building complex at its "Canlands A" property, which is between Sparks and Queen streets, just west of Metcalfe Street and within easy walking distance of Parliament Hill. Today the Sparks Street side of the property is two boarded-up buildings and the Queen Street side is a parking lot.

The commission, after many years of false starts, has chosen David Choo's Ashcroft Urban Developments as the developer for the property, with a design from Ottawa architect Roderick Lahey. Under the deal, the developer will have use of the land for 66 years, beginning Dec. 1 of this year, paying $166,500 each year. The two parties can renew the lease when it comes due.

Ashcroft won the project after a national request for proposals. The NCC has owned the land since the 1970s.

Ashcroft is to construct a building that is six storeys on Sparks Street and a building that is 16 storeys on the Queen Street side, where ground level is much lower. The development is to have rental units in the lower floors, perhaps a small hotel. In the upper floors there are to be condominium units. In total the plans call for 135 units. On the ground floor, stores are to front on Sparks Street. There will be some offices, underground parking and a restaurant on the Queen Street side of the complex.

The design includes a stairway between Queen and Sparks streets to improve pedestrian access and a courtyard between the buildings planted with ironwood trees. The project requires the use of clay brick and high quality materials and the restoration of the facade of the 1873 Centre Theatre building on Sparks Street. The TD Bank building next door will be torn down.

Peter McCourt, director of real estate management at the NCC, said that if people live on Sparks Street or occupy hotel rooms, businesses will operate to support them and the street will become "more interesting and lively," which is what the commission is after. Sparks Street is dominated by business and federal government offices, which has led to complaints that the street dies after five o'clock in the afternoon.

Mr. McCourt said the project will complement the other NCC residential project at 126 Sparks, where Morguard Corporation created 35 suites that are rented out.

"We're quite excited about this," said Mr. McCourt. "I'm hoping for good things here."

NCC chairman Russell Mills said: "We've needed that for a long time."

For the architect, Mr. Lahey, the project is something that has taken a long time but holds great promise. The project began in 2006 and could face two more years before construction begins, due to the City of Ottawa's slow approvals process.

Ashcroft will need a minor variance from the permitted zoning, though there should not be significant opposition since the change will not block sunlight to neighbours, which has been one of the biggest stumbling-blocks for new buildings on Sparks Street. The project represents a lot of what the city is after in urban development: a mix of business and residential uses, as well as building in an older neighbourhood that already has city services.

The project is a rare opportunity because of the uniqueness of the site.

Above the seventh floor people will have a spectacular view of the lawns and buildings of Parliament Hill. Those on much higher floors will also have views of the Ottawa River and the landmark buildings of the capital.

"It's one of the most unique sites in Canada," said Mr. Lahey. "It's going to be a shot in the arm for Sparks Street."

© The Ottawa Citizen 2008

http://a123.g.akamai.net/f/123/12465/1d/media.canada.com/96274514-e813-4c74-972a-6d2d9b889001/photo11.jpg

[adam-machiavelli]

OH MY GOD! How many shades of brown and grey are they planning to use? Good for them for putting more residential units downtown. But seriously, that thing is hideous!

[harls]

Another truimph.

For the architect, Mr. Lahey, the project is something that has taken a long time but holds great promise. The project began in 2006 and could face two more years before construction begins, due to the City of Ottawa's slow approvals process.

Who's the architect? this guy?

http://www.trailerparkboys411.com/images/lahey.jpg

[clynnog]

Another truimph.



Who's the architect? this guy?

http://www.trailerparkboys411.com/images/lahey.jpg

Nope...wrong guy. Roderick Lahey & Associates do a lot of architectural design work for Ashcroft/Richcraft and other builders in town. I don't believe that they do SFR's for tract builders. Love the comment in the original article about the lengthy period of time for City of Ottawa approvals.

[jitterbug]

The design is completely appropriate for Ottawa: grey, box-like and stumpy. Besides, a meazly 135 units will not exactly turn Sparks Street into Times Square. It's a beginning, but that's all. Maybe things will improve, but not in my lifetime and not as long as the NCC is involved.

[citizen j]

The design is completely appropriate for Ottawa: grey, box-like and stumpy.

True, but one might have hoped for some turquoise aluminium siding as well, given its proximity to the Claridge Plaza heritage site.

[jeremy_haak]

Another truimph.



Who's the architect? this guy?

http://www.trailerparkboys411.com/images/lahey.jpg

:haha:

[cityguy]

When will construction start?

[citizen j]

According to the NCC's Summary of the 2008-2009 to 2012-2013 Corporate Plan, the building should be complete in 2011, with occupancy projected for 2011-2012

[Jamaican-Phoenix]

Well, at least this box has some detail and colour to it. :haha:

Anything is an improvement over the rigid monochrome cubes that litter our skyline... :(

[harls]

I went by that lot this morning and got a better orientation of the site. it sure is a fine chunk of real estate! As I was standing on the corner the Peace tower chimes went off.. I'd suppose one would get used to that and it'd blend in with the background noise... kind of like someone who lives with a grandfather clock and doesn't even notice the chimes anymore.

I was also surprised by the huge trees growing in that parking lot on Queen, they must be 30-40 years old.

The TD building they want to demolish looks kind of neat inside (international style). How long has it been empty?

[Mille Sabords]

The TD building they want to demolish looks kind of neat inside (international style). How long has it been empty?

If you mean the single-storey building right on Sparks, it's been empty for at least 2 years. They used its windows last year for displays of the Capital's 150th anniversary. It's got a tall single storey - International style indeed. It might've worked as an H&M or something of that ilk but it's probably more financially viable to join it in with the Canlands site.

The one big difference between this project and the previous aborted ones, is that the TD building is now part of the picture. The NCC, in its previous calls for proposals, only wanted the Queen Street parking lot developed.

[Kitchissippi]

Curious that the HSBC building is not part of the development. I wonder if the still plan to tear it down someday for a plaza that extends from Wellington to the World Exchange.

[Mille Sabords]

Curious that the HSBC building is not part of the development. I wonder if the still plan to tear it down someday for a plaza that extends from Wellington to the World Exchange.

Nooooooo! Not THAT again! You're joking, aren't you? :haha:

[Kitchissippi]

Well the building's design does look like it belongs in a corner, doesn't it? ;)
The subtle curve to the right kinda hints at it. :D
Now, if those upper balconies wrapped around it would be a dead give away.

[Mille Sabords]

Well the building's design does look like it belongs in a corner, doesn't it? ;)
The subtle curve to the right kinda hints at it. :D
Now, if those upper balconies wrapped around it would be a dead give away.

You joker. You had me worried enough to actually go back and study the rendering. The balconies do look like they wrap around but there's a space between the buildings where cars enter the garage's ramp. Which means one way or another there won't be any retail fronting onto any side plaza...

[O-Town Hockey]

"It's going to be a shot in the arm for Sparks Street."

Not to mention Queen Street which could benefit from any increase in activity as it is currently and urban wasteland other than the short stretch right up against Elgin. Not quite Slater Street caliber, but not far off.

[firestorm02]

You joker. You had me worried enough to actually go back and study the rendering. The balconies do look like they wrap around but there's a space between the buildings where cars enter the garage's ramp. Which means one way or another there won't be any retail fronting onto any side plaza...

http://img53.imageshack.us/img53/9738/19finalsitevz5.th.jpg (http://img53.imageshack.us/my.php?image=19finalsitevz5.jpg)

[Mille Sabords]

http://img53.imageshack.us/img53/9738/19finalsitevz5.th.jpg (http://img53.imageshack.us/my.php?image=19finalsitevz5.jpg)

Thanks! I hadn't seen that one. It's even better, much more so than a garage ramp anyway! That must be the staircase to Sparks they talked about.

[m0nkyman]

From today's Citizen (http://www.canada.com/ottawacitizen/views/story.html?id=db79254a-f27e-43d8-ba37-e04e06a7ebc7):
Sparking life in Sparks Street
The Ottawa Citizen
Published: Friday, July 04, 2008

The proposed development between Sparks and Queen streets may not win any awards for creative or unpredictable design, but it will perform several important functions for the neighbourhood.

The National Capital Commission has decided on a two-building complex at the "Canlands A" property, a stone's throw from Parliament Hill. The fact that the lumbering NCC has made up its mind to do something with the property is heartening; even more heartening is the fact that the mixed-use design could liven the area.

The proposal would combine condo units, rental units and perhaps a hotel, stores, underground parking and a restaurant. The pedestrian mall on Sparks Street has long suffered from a lack of night life, a problem that's in turn connected to the lack of nearby housing. Even during the day, when downtown workers and tourists stroll through with their lunches, the district is bland and lethargic. If people are living there, they'll be eating there and shopping there, even after 5 p.m.

The NCC has chosen a plan from Ashcroft Urban Developments and architect Roderick Lahey. On the Sparks Street side, the building is only six storeys, and fits in well with the heritage character and open, sunny atmosphere of the street.

The Queen Street side is 16 storeys, which is appropriate, given the proliferation of tall buildings in Centretown already. The views from the upper floors should be fantastic. There are some nice elements in the design, including a space for outdoor café seating. There's an inviting outdoor staircase between the Queen and Sparks sides (with an elevator nearby for people who can't use the stairs).

But taken as a whole, the Queen Street tower is boxy and unremarkable. It's not a bad building, but it's not inspiring. No tourist will take its picture. It fits in well with the neighbourhood - a little too well. It's like any other building in Ottawa. It's the safe choice. When architects stick their necks out with daring designs, they run the risk of community scorn (and, let it be said, scornful editorials). Still, it would be nice if the design were just a little more interesting.

It's a whole lot better than the parking lot and disused buildings on the site now, though. For too long, Ottawa's core has been neglected, and much of the blame for that lies with the NCC.

The open-air parking lots that still dot Centretown are bizarre anachronisms. Yes, some parking is necessary downtown. But every square foot in Centretown - vertical and horizontal - is precious, and should be treated that way. Parking should be underground, incorporated into building designs that encourage pedestrianism and culture. Where there are customers, there will be interesting shops, restaurants and galleries. A busy street even draws in people from outlying areas; it's not very safe or pleasant to walk from a car or bus stop along a deserted Centretown Street at 10 p.m.

There are a few encouraging signs of change on Sparks Street. The new CBC building has brought more people to the area, although it does more for Queen than for Sparks. There's still a lot of work to do, but the neighbourhood is moving in the right direction.

To see drawings of the development, go to the online version of this editorial at ottawacitizen.com/views

Not a bad editorial really.

[movebyleap]

Unbelievable that there will be no retail on the Sparks Street side!! How will this help to enliven the streetscape? I mean, first the CBC building, now THIS!! They're KILLING the street for god's sake!!!

[clynnog]

When will construction start?

Considering that the NCC is involved and the City of Ottawa will be involved in approvals, I wouldn't hold your breath.

[kwoldtimer]

This may be a dumb question, but how can they include condos in a development that will sit on leased land? At 66 years, it won't make much difference to original purchasers but at some point, as the end of the lease period approaches, won't the units lose any resale value? Are there other developments like this in Ottawa? I know land is often leased in the UK, but the leaseholds are much longer than 66 years.

[Kitchissippi]

I think 700 Sussex is on leased land, something like 99 years. There are other condos between Sussex and the market courtyards that are on leased land as well.

[Mille Sabords]

Movebyleap,

Ashcroft is to construct a building that is six storeys on Sparks Street and a building that is 16 storeys on the Queen Street side, where ground level is much lower. The development is to have rental units in the lower floors, perhaps a small hotel. In the upper floors there are to be condominium units. In total the plans call for 135 units. On the ground floor, stores are to front on Sparks Street. There will be some offices, underground parking and a restaurant on the Queen Street side of the complex.

http://a123.g.akamai.net/f/123/12465/1d/media.canada.com/96274514-e813-4c74-972a-6d2d9b889001/photo11.jpg
[/CENTER]

Where did you get the idea there was to be no retail on Sparks?

And was anyone able to see any more of the renderings on that Citizen subsite? I can't get to anything past the article and the one drawing.

[bradnixon]

Open Sparks Street to vehicles, developer says
By Peter Kovessy, Ottawa Business Journal Staff
Mon, Jul 7, 2008 12:00 AM EST


The Sparks Street Mall between Metcalfe and O'Connor streets. (Darren Brown, OBJ)
The developer chosen to build a planned pair of mixed-use commercial and residential buildings on Sparks Street has suggested officials rethink the current vehicle ban along the pedestrian mall.

Last week, the National Capital Commission approved plans for Ashcroft Urban Developments Inc. to construct two buildings containing apartments, condominiums, office space and ground-level retail on the 'Canlands A' site bounded by Sparks and Queen streets, just west of Metcalfe Street.

While NCC officials heralded the development plan as a way of injecting much-needed energy into an area that's been criticized as relatively listless, the developer behind the proposal suggested cars, combined with the injection of more residents and retail, could generate even more life in the district.

"It is what creates a buzz, a liveliness," said Ashcroft Group owner David Choo. "This is supposed to be a catalyst for Sparks Street and I would hope that now is the time for us to start talking about opening up Sparks Street to vehicular traffic, at least in a limited way."

Mr. Choo suggested vehicles be allowed to travel along a narrow stretch between Metcalfe and O'Connor streets, where the new complex, designed by Ottawa architect Roderick Lahey, will be built.

He said those who support the vehicle ban often argue opening Sparks Street to cars will create congestion. But Mr. Choo countered by suggesting congestion in an urban area can actually be a good thing in creating a lively atmosphere, pointing to the ByWard Market as an example.

"One of the enjoyable things about going to the Market and sitting on a patio to have supper is (that) the street is humming. You need to bring some of that back to Sparks Street and you can't do that (with) just a pedestrian mall."

The Canlands A property is currently home to a pair of vacant buildings on the Sparks Street side and a parking lot on Queen Street.

At last week's NCC board meeting, Peter McCourt, the commission's director of real estate management, said it was unlikely that initial excavation work would begin until late in 2010 as Ashcroft seeks a minor zoning variance and site plan approvals from the city.

However, Mr. Choo said he hopes the process will be waived, or at least expedited, since his proposal has already gone through extensive reviews by an NCC planning committee.

Following last week's NCC meeting at the Hilton Lac-Leamy, Mr. McCourt said two developers, including Ashcroft, had qualified to submit bids after a national request for proposals.

The other bid was ultimately rejected because it was a conditional proposal and the NCC had asked for bids without any qualifications, said Mr. McCourt.


---


SPARK PLUG


The property:

106 to 116 Sparks Street has been owned by the NCC since the 1970s and currently houses two vacant buildings.


The proposal:

A six-storey building fronting on Sparks Street and a 16-storey building on Queen Street containing more than 120 residential units as well as street-level retail businesses, some office space and underground parking. Walking distance from Parliament, residents on the sixth floor and above would have a view of Parliament's east lawn.


The terms:

A 66-year ground lease would commence on Dec. 1, 2008. The developer will pay the NCC $166,500 annually.


The history:

A deal between the NCC and Morguard Corp. fell apart in 2006 after the developer proposed extensive changes to their initial plans, said Peter McCourt, the NCC's director of real estate management.



I think allowing one-way traffic on Sparks after 5PM (except during the busker fest or rib fest) might be a good thing.

[c_speed3108]

Personally I think they should keep traffic off sparks street.

The problem up there you will attract mostly delivery vehicles and tour buses. It won't add much. We will just end up with a narrow version of Queen Street. How exciting? :slob:

What Sparks street needs is more street level retail, less closed off government buildings. They need to drop stupid government requirements like bilingualism that other retail places like the Rideau Centre don't have to deal with.

They should try to find a spot to open something like a video theatre or live music venue. It can even be upstairs in a building leaving ground level for retail. They need things to attract more people to Sparks during none "office hours"...(to some degree non noon hour)

[the capital urbanite]

^ I would love to live in an apartment over-looking Sparks street ...doesn't really matter what it looks like to me.

[keninhalifax]

Here's hoping that the six-storey Sparks Street facade does indeed "fit in" well with the character of its surroundings. I'm glad to hear that the project will require a restoration of the remnants of the old Centre Theatre, but really, this project smells like a money-grab. Judging from the rendering and from Ashcroft's past work, I doubt the building materials will be of the highest quality, and pawning off condominiums on Sparks Street seems like a last-ditch option of the NCC for this site.

Couldn't have somebody come up with something a touch more creative for this very important parcel? Of course we need to bring residents back to Sparks, but there are certainly less gaudy ways of doing so.

[waterloowarrior]

Sparking a desired change
By Jim Donnelly (jim.donnelly@transcontinental.ca), Ottawa Business Journal Staff
Wed, Jul 9, 2008 3:00 PM EST

Finally, after absorbing years of flak over what many perceived to be a dying promenade – or, if not dying, then certainly on life support – the National Capital Commission has finally done something about Sparks Street.

The 'Canlands A' property between Metcalfe and O'Connor streets, for years a nondescript collection of closed-up, pathetic-looking buildings and a parking lot just spitting distance from Parliament, will now be redeveloped.

David Choo's Ashcroft Urban Developments Inc., along with architect Roderick Lahey, have been chosen as executors of the NCC's grand plan for this section of the street, which is to include two buildings containing apartments, condominiums, office space and ground-level retail.

From the artists' renderings of the project, it's going to be an impeccable addition to the city's downtown core. You can't really go wrong with sleek, airy buildings and added living space in one of the city's most desirable locations, especially for politicos looking to roll out of bed and into federal committee meetings.

Pushing further

But it seems Mr. Choo couldn't help himself from pushing a little further, despite winning one of Ottawa's most coveted development opportunities.

After getting the green light from the NCC (who've owned the land since acid rock and tie-dye was last in style), Mr. Choo decided to up the ante by suggesting a section of Sparks Street – the section right in front of his future building, no less – be opened to vehicular traffic.

This might be a good thing, and it might not. Personally, anything that plugs a little life into the public library that is Sparks Street is fine by me.

But such comments have proven anathema to Sparks purists in the past, and there are many of them.

In light of this, Mr. Choo would be wise to tread carefully.

Sparks vs. Market

Certainly, Mr. Choo's comments to OBJ about vehicular traffic "livening up" a street make sense, especially when Sparks is paired with the comparatively rambunctious ByWard Market. It's a concept that may even make sense to the weird conglomeration of Sparks Street overlords, which includes the NCC, the Sparks Street Mall Authority, the City of Ottawa and Public Works and Government Services Canada.

That, however, has yet to be determined – after all, just last summer many Ottawans spoke in favour of further banning parts of the city's downtown core to vehicles. Last year, debate raged after several suggestions that the city close the ByWard Market to auto traffic, or at least large sections of it.

Considering the years of hand-wringing and wasted debate that's led us to last week's announcement of Sparks Street regeneration, Mr. Choo would probably be wise to content himself, for now at least, with what he's been awarded. That is, of course, the go-ahead to build one of Ottawa's most anticipated development projects.

http://www.ottawabusinessjournal.com/292115414835552.php

the relative lack of good stores and destinations is a big reason not to go to sparks and go to the market instead. If the NCC got some more restaurants, nice stores, more pubs, etc instead of all the tourist traps I'm sure many more people would go. chicken and egg problem I guess. I'm sure the amount of new residents will help things. having queen and wellington so dead (lobbys, blank walls, etc) sure doesn't help things though

[harls]

Here's a quick pano of the Queen Street side I took this afternoon..

http://farm4.static.flickr.com/3075/2655704857_05e6fe9513_b.jpg

[Jamaican-Phoenix]

I've always loved that little patch of green for some reason... :haha:

[O-Town Hockey]

I've always loved that little patch of green for some reason... :haha:

It's a big hole in what is a relatively consistent street wall along Queen. I will be very happy to see it filled. Doesn't mean we can't have some nice street trees and landscaping around it though.

[waterloowarrior]

ashcroft has a bunch of renderings on their site
http://www.ashcroft-homes.com/about/canlands.aspx




http://www.ashcroft-homes.com/uploads/canlands/sparks1.jpg

http://www.ashcroft-homes.com/uploads/canlands/sparks2.jpg



http://www.ashcroft-homes.com/uploads/canlands/sparks3.jpg


http://www.ashcroft-homes.com/uploads/canlands/sparks4.jpghttp://www.ashcroft-homes.com/uploads/canlands/sparks5.jpg

[AylmerOptimist]

Not bad, but I think that it should spurt a couple more floors (20-25)...

:)

[lrt's friend]

:previous:

and put Sparks Street into even more of a dark shadow???

[harls]

Gotta keep that box-top skyline consistent.

[cityguy]

Any news on this project.

[Kitchissippi]

Something tells me this project is going to get caught up in the downtown transit tunnel issue. It is such a great location for a station, especially for direct access to Sparks Street and Parliament Hill. The NCC would be stupid not to consider these aspects of the site since it would end up being a major tourist gateway