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View Full Version : 280-282 Crichton St. | ??m | 3.5 fl | Completed


rocketphish
Jun 21, 2009, 2:27 PM
Heritage & Development Committee Reports
Renewed Redevelopment Plans for 280-282 Crichton Street

By Paul McConnell and Inge Vander Horst,
Co-Chairs, NE Heritage & Development Committee

NEW EDINBURGH NEWS, June 2009 (http://www.newedinburgh.ca/images/NEN/NEN_JUN09.pdf)


Last December, NEN announced that the owner of 280 and 282 Crichton Street was reviving plans for redeveloping the site. NECA has now learned that the owner made a formal application to the City in late April seeking approval of plans to demolish the existing buildings and construct a 3½-storey building containing 32 "stacked townhouses". The accompanying drawing (made available by the architect, Jane Thompson) provides a good idea of what is likely to take shape on the lot, as viewed from Crichton Street.

Lots of History

The two buildings facing demolition have quite a story to tell. Their impressive style and detail, plus ample green surroundings, add to the quality of this stretch of Crichton between Dufferin and Beechwood. Both were built by August Boehmer, a building contractor active in New Edinburgh and across Ottawa. He was a prominent member of the local German-Canadian community, and helped found St John’s Evangelical Lutheran Church, which he built on Crichton in 1895. He built 282 Crichton in about 1909 and lived there until his death in 1937. The apartment building at 280 Crichton dates from about the 1920’s. However, it is important to note these properties are located outside the New Edinburgh Heritage Conservation District, which stops at Dufferin; this section of NE is not covered by the "Heritage Overlay" provision of the Zoning By-law. Consequently, despite their historic associations, these two buildings are not afforded any special protection on heritage grounds.

On-Again, Off-Again

The redevelopment project has had a controversial history, starting a decade ago. In 2000, a proposed infill project would have kept the two existing buildings, put two 3½-storey additions at the rear, and a 3-storey duplex by the side of #282. However, this project was not pursued and the picture changed when 282 Crichton suffered a major fire. New plans produced in 2001 retained the apartment building at 280 Crichton, but replaced #282 with seven townhouses. These plans required a number of "minor variances" from zoning requirements (including reduced setbacks at the side and rear), which were grant-ed by Ottawa’s Committee of Adjustment. However, neighbours and NECA felt the impact of the new construction was unacceptable and appealed this decision at the Ontario Municipal Board. The OMB dismissed the appeal but, despite getting the green light, the owner did not pursue the project.

A completely new set of plans appeared in 2003, involving demolition of both existing buildings and construction of a 5-storey apartment block containing 41 units. This massive project, which presented a tall, overpowering frontage on Crichton Street, prompt-ed major objections from the community. Much happened in 2004. There were letters to the City from neighbours and NECA, a traffic study, and a public meeting chaired by Councillor Legendre that pro-posed reducing the number of storeys and units and modifying the stark appearance of the solid block. Of special note was the attempt to prevent demolition of the existing buildings by getting the City to recognize them with a heritage designation. Eventually, after some equivocation, the City’s Local Architectural Conservation Advisory Committee decided against recommending heritage status for either building because it felt there were examples of a similar style already protected within the nearby NE Heritage Conservation District. Consequently, neither building enjoys heritage protection. Instead, an agreement was reached to place an information plaque on the site describing its historic connections. Thus, the project received another green light to proceed in the summer of 2004 - but, once again, the owner chose to hold off.

The Latest Proposal

Towards the end of 2008, the project architect informed NECA’s Heritage & Development Committee that a new set of plans was on the drawing board. This version showed major design changes in response to the numerous concerns raised previously by the community. Most conspicuously, the size and lay-out have been modified significantly. The building would present a less massive presence along Crichton (it would be "U"-shaped to accommodate an interior courtyard, some-what like the apartment building further along the street at 310-320 Crichton). It would be constructed of brick, and include details similar to other buildings along Crichton. The number of storeys would be reduced from 5 to 3½, with the format changed from 41 apartments to 32 stacked townhouses. Access from Crichton to the underground parking garage would no longer be located next to the laneway currently used by residents of 319 MacKay. The number of underground parking spaces would exceed the minimum required under the Zoning Bylaw. And so on. In fact, it seems only two variances will be required - a reduced setback at the rear, and a reduced setback along part of the sides.

What Next?

At the end of April, the owner formally applied to the Committee of Adjustment to request approval of the two minor variances. The Committee will call a public hearing to review the application and to hear arguments for and against. The date and time of this hearing will be announced on signs posted at 280-282 Crichton and in letters mailed to neighbouring property owners. So, is this a done deal? Not quite, but note that similar minor variances were granted in 2001; while this does not guarantee automatic approval of the present application, it does indicate the general inclination of the Committee. Since then, of course, the City has introduced its push for intensification, so there will be no obstacles raised from that quarter; in fact quite the opposite.
Given the substantive changes now incorporated into the latest set of plans, and the absence of the heritage option, NECA does not anticipate for-mally objecting to this revised project. Instead, NECA has focused its efforts on the mitigating measures that could lessen the undoubted impact of the new building. The architect has been asked to consider, for example, possible light pollution from side entrances, noise problems caused by air conditioning units and garage ventilation, use of noise baffles and buffer trees, privacy fencing, landscaping, etc., and to discuss the options with neighbours. Of course, the demolition of two historic structures in our community is an irreplaceable loss. But we can work to limit the negative impact of the new building. And we must heed the warning and continue to be vigilant in protecting proper-ties located within the heritage conservation district, where we do at least have some defensive tools available.

http://farm4.static.flickr.com/3633/3646383241_531807078c_o_d.jpg


The site in question:
http://farm3.static.flickr.com/2458/3646383383_cba9b97d27_o_d.jpg

Norman Bates
Jun 22, 2009, 2:21 AM
This is an awesome location, and could really turn out to be something noteworthy.

Harls, Mille Sabords, your comments please.

Deez
Jun 22, 2009, 2:53 AM
Access from Crichton to the underground parking garage would no longer be located next to the laneway currently used by residents of 319 MacKay.

It's kind of depressing that residents prefer having the garage door abutting Crichton rather than having a facade that would better meet the street.

Mille Sabords
Jun 23, 2009, 2:02 AM
This is an awesome location, and could really turn out to be something noteworthy.

Harls, Mille Sabords, your comments please.

Hey Norman. Well, from the simple rendering we have here it's not bad. Obviously, the garage entrance is camouflaged in the drawing since it appears to be down half a level, but looks wide. How much asphalt there will be in front will definitely affect how this project looks at the end of the day. There is no rear lane there so parking access has to be from the front, and although I like the U-shape of the complex it's too bad that the garage entry will be in the middle of it all.

Architecturally, I don't have anything against using elements from styles of the past and they seem to do this adroitly enough to produce a competent building. The shape of the side balconies is quite nice. I also don't see anything wrong with the high stoop, but I know that some folks object to these being higher than the "Victorian" norm of 4-5 steps. Whatever.

I'd give it a 7 out of 10.

Look at the location on that Bing map, though. It's across the street from the river and it's just steps from Beechwood. The site is a touchdown from a market standpoint.

waterloowarrior
Sep 10, 2009, 4:05 AM
appealed to the OMB
http://www.omb.gov.on.ca/ecs/CaseDetail.aspx?n=PL090753

Jamaican-Phoenix
Sep 10, 2009, 11:04 AM
appealed to the OMB
http://www.omb.gov.on.ca/ecs/CaseDetail.aspx?n=PL090753

Honestly, the day something ISN'T appealed to the OMB I quite possibly may lose my mind and have my head explode.

Proof Sheet
Sep 10, 2009, 11:43 AM
Honestly, the day something ISN'T appealed to the OMB I quite possibly may lose my mind and have my head explode.

Well, I hate to break it to you, but your head will be in pieces for a while. Was this project appealed by neighbours or by the owner due to either no decision or a decision they didn't like.

waterloowarrior
Jan 13, 2010, 10:49 PM
Approved at the OMB (http://www.omb.gov.on.ca/e-decisions/pl090753-Dec-16-2009.pdf) (recommended for approval by planners, refused by CofA, appealed by applicant, settlement with neighbours at OMB)

waterloowarrior
Nov 29, 2012, 7:15 AM
at the OMB again.....http://www.omb.gov.on.ca/ecs/CaseDetail.aspx?n=PL121329
site plan app
http://app01.ottawa.ca/postingplans/appDetails.jsf?lang=en&appId=__770WR8

rocketphish
Apr 15, 2019, 3:16 AM
If I'm reading this correctly, the second appeal was thrown out and the extra variances were approved on March 12, 2013.

https://www.omb.gov.on.ca/ecs/CaseDetail.aspx?n=PL121329
http://www.omb.gov.on.ca/e-decisions/pl121329-Mar-12-2013.pdf


Since then, there was a tender put out to "Construct a four storey apartment building (approximately 42,900 sq.ft) in Ottawa_Closing_October_ 24_2018_at_14:00:00_HR" as seen here: http://laurin.ca/site/projects-in-build

So it looks like this project is finally moving ahead again.

rocketphish
Apr 15, 2019, 3:24 AM
Ah yes, here we go...


April 3, 2019

Laurin General Contractor has been retained by Crichton Street Holdings Inc. to construct an apartment building located at 280 Crichton Street. The construction consists of one level of underground parking and four levels above grade with 36 suites.

The project started on March 25th and will continue through the various phases until the completion in the fall of 2020. The roadway will be maintained throughout construction however to ensure the safety of the public, the sidewalk adjacent the project site will be closed for certain periods of time in coordination with city officials.

Should there be any concerns with the project or if additional information is required please do not hesitate to contact Laurin General Contractor at 613-723-3093 or email@laurin.ca.

https://i.imgur.com/DHolUyz.png

https://i.imgur.com/EaA3x6g.jpg

http://rideaurockcliffeward.ca/news-events-actualites-evenements/updates-mises-a-jour/280-282-crichton

JHikka
Apr 15, 2019, 12:48 PM
Thanks for doing the digging, rocket. :tup:

danishh
Apr 15, 2019, 3:13 PM
Are they holding on to these or is it going to be a condo building?

There seems to be a trend emerging in Ottawa with more and more developers going to purpose built rentals now. Is there a rental boom going on?

McC
Apr 15, 2019, 4:24 PM
That looks like a handsome building (though no trees suggests to me that it might be too big for the lot). Great for celeb-watching too. I spotted Jean Chrétien on the bike; Zach Galifianakis up on the balcony, and... is that James Woods walking down the front steps?

:haha:

danishh
Apr 15, 2019, 9:11 PM
That looks like a handsome building (though no trees suggests to me that it might be too big for the lot). Great for celeb-watching too. I spotted Jean Chrétien on the bike; Zach Galifianakis up on the balcony, and... is that James Woods walking down the front steps?

:haha:

This is funny because I've actually spotted Chrétien on his stoop in the general area a number of years ago (after he moved out of 24 sussex).

The bike is the unrealistic part. If he was walking it could be real.

McC
Apr 15, 2019, 9:16 PM
Yeah, IIRC, JC had a place in one of the early Charlesfort builds.

danishh
Apr 15, 2019, 9:20 PM
Yeah, IIRC, JC had a place in one of the early Charlesfort builds.

in this day and age I'm not going to specify the exact location, but there was reporting at the time about it.

rocketphish
Feb 15, 2021, 4:58 PM
Apparently this project is almost complete, but here are some pics from October 4, 2019:

https://i.imgur.com/GKnSnLy.png

https://i.imgur.com/cG465Wu.jpg

https://www.facebook.com/ClelandJardine/posts/construction-continuesat-280-crichton-street-in-ottawa-the-cleland-jardine-engin/2338049836293507

bartlebooth
Feb 15, 2021, 5:39 PM
Apparently this project is almost complete, but here are some pics from October 4, 2019:

https://www.facebook.com/ClelandJardine/posts/construction-continuesat-280-crichton-street-in-ottawa-the-cleland-jardine-engin/2338049836293507

I would say this project is pretty much complete. Some units are already inhabited and those that aren't are available for rent.