15 des Oblats Ave [Sacred Heart Convent redevelopment] | 18m | 4f | Approved

[UrbOttawa]

new dev app for converting one of the heritage buildings to housing:

https://devapps.ottawa.ca/en/applica...2-0124/details

[vtecyo]

Originally Posted by UrbOttawa

new dev app for converting one of the heritage buildings to housing:

https://devapps.ottawa.ca/en/applica...2-0124/details

I can't tell if this is meant as "pied-a-terre" condos or their just studio rentals... as it's mostly sub 300sq/foot units, laundry in the basement, only 20 parking spaces and 291 bike spaces.

I assume it end up as mostly U of O students - or people who desperately want to live in the area - but not in the towers by Lees station - so they sacrifice space for quality.

Not that there's anything wrong with that.

[gosouth]

It looks like this development is intended for students at St Paul University and Ottawa U. I wouldn't be surprised if the owners of the expensive condos next door will not be happy about living beside a student housing complex.

[waterloowarrior]

The developer is Smart Living
https://www.smartlivingproperties.ca/

Not exactly rave reviews out there
https://www.reddit.com/r/geegees/com...ies_to_rent_a/

[J.OT13]

I was excited about this one; heritage adaptive re-use with modern addition, but this black corner addition looks bad. Gives me a cheap mid-century addition vibe.

[AuxTown]

Originally Posted by Harley613

This neighbourhood is everything CFB Rockcliffe could/should have been.

I love everything about this development; the density, the greenspaces, proximity to transit, complete neighbourhood(ish), access to nature/paths. Lebreton should take some notes.

[rocketphish]

Smart Living Properties and Forum Asset Management (Forum/SLP) purchased the property in April of 2021. Forum / SLP intends to retrofit the existing former vacant convent building and develop an addition on the northwest portion of the property located at 15 (17) des Oblats Avenue, the former site of the Convent of the Sisters of the Sacred Heart of Jesus Order. The proposed development consists of the adaptive reuse of the former convent into residential units, and a four (4) storey building addition on the northwest portion of the property that provides continuous connectivity to the existing T-shape building. The proposed retrofit and addition will contain a total of 284 residential rental units in 9,700 square metres of gross floor area, which includes 572 square metres of interior amenity space. The proposed development also includes 1,970 square metres of landscape area and 615 square metres for parkland dedication.

Forum / SLP is proposing to renovate the interior of the existing building and construct a four (4) storey residential L-shaped addition (Figure 7). The interior renovations and addition will result in a total of 284 units of varying sizes. The unit size breakdown includes 227 studio units, 13 one-bedroom units, 19 two-bedroom units, and 25 three-bedroom units. The proposed addition has a total height of 14.5 metres, with a 3.5 metre projection above the fourth floor devoted to amenity space only.

The development proposes to maintain the existing building while locating the addition on the northwestern portion of the property, connecting to the west wing of the existing building. The proposed addition will replace the existing park that contains the statue of the Blessed Virgin Mary, as well as a surface parking lot. This open space will be relocated to the northeast side of the property, east of the proposed surface parking lot by way of parkland dedication.

The proposed development will include 20 vehicle parking spaces which will be in the existing surface parking lot located off Springhurst Avenue. It is proposed that the eight (8) parking spaces that currently exist along des Oblats Avenue will be reconfigured into on-street lay-by parking including on loading space for deliveries or larger vehicles. A total of 291 interior bicycle parking spaces will be located at the basement level as part of the proposed development and 8 exterior bicycle parking spaces will be provided at the building entrance off Springhurst Avenue, providing a greater than 1:1 ratio of bicycle parking spaces to units. Access to the interior bicycle parking will be from the ground floor through an elevator. The proposed development will also be designed to included geothermal energy, which will contribute to the sustainability of the adaptive reuse project.

As a co-living housing typology, emphasis has been given to quality and quantity of amenity space. Common amenity space is located throughout the building with a lounge on each floor, as well as the indoor amenity space above the fourth storey. Outdoor amenity space is provided for on the rooftop of the new addition and within the courtyard created by connecting the addition to the existing building. A total of 1,034 square metres of indoor amenity space is proposed, while 1,800 square metres of soft landscaping at-grade will be provided. In total, 2,834 square metres of amenity space is proposed as part of this development.

Architect: Woodman Architect

Development application:
https://devapps.ottawa.ca/en/applica...2-0124/details


Location:




Siteplan:




Additional renderings:

[rocketphish]

Note: I spun this out into a new thread, as it's not technically part of Greystone Village.

[Ottawacurious]

From Shawn Menards newsletter
"Public Consultation on 15-17 Oblats Avenue December 5th

Our office will be holding a public meeting on the development at 15 Oblats Avenue on December 7 from 7:00 to 9:00 pm. The format will include a brief presentation on the application, with a discussion and question and answer period to follow. The application with associated plans is available on the Development Applications website. Please RSVP for the consultation on our website at: https://www.shawnmenard.ca/15oblats_2.

From Devapps
Application # D07-12-22-0124
Date Received : 2022-08-23
Addresses:
15 OBLATS, AV DES
17 OBLATS, AV DES
Status Date : 2022-09-23
Description : The proposed development is a 1,019 square metre addition to the existing building and the conversion of the existing building to rental units. A total of 284 residential units are proposed, with 20 vehicular parking spaces, 291 bicycle parking spaces, and 2,834 square metres of amenity space (indoor and outdoor)

[rocketphish]

New renderings (September 2022)

[Ottawacurious]

7-December-2022, Community Information Session notes

1. John Bernier went through the zoning by-law amendment & site plan control process
2. Lisa Dalla Rosa from Fotenn Planning & Design. Smart Living and Forum financing the project.
3. Various iterations of the proposal were discussed. As of Right massing was shown. Options included if building had demolished the current building.
4. 284 unites, 20 surface parking spots, 291 bicycle spots, 2844sq' of amenities. 80% studio (229 units)
5. Concerns raised about density (number & types of units). This proposal is addressing that by having studio, 1, 2, and 3 bdrm units.
6. The entire evening was mostly about concerns raised about parking & traffic. Parking along oblats will be removed. All parking will be given to visitors and to drop-off only. Each unit gets a bicycle storage location. "No parking is a noble objective but not a realistic one".
7. Concerns about affordability - targeting transitional renting. Utilities, furniture, equipped kitchens, internet, etc etc. all included. Help students transition from student life to work-life. Car-share will be onsite.
8. Updated proposal planned to be submitted for spring 2023.

Dana Gilbert from Forum. Previously partnered on other projects in Ottawa. Project is targeting rentals such as PhD students, young professionals, recent immigrants, and younger medical professionals. Attempting to build sustainably for this building (ie. geothermal heating). All furnishings, utilities, etc will be included. Very ESG forward. Reduce wastes. Adaptive re-use is the goal. Underground parking is very costly and isn't needed when you are trying to produce a product for rental. The rental tenants have a much lower vehicular requirement than a condo owner (//what????//).

Main Points raised:
1. Fotenn still hasn't had an opportunity to review all the comments from the public as they only received them 2 weeks ago. Some have been included in the changes - others, they have to get to yet.
2. Concern: more 2-3 bedroom units
3. Concern: better bicycle continuity/sidewalks are integrated
4. Concern: the transportation data is no longer current. City response: the data is within 5 years so is within best practices. Concern: over 1000 units since the transportation study, new school, and other shtuff. Should get new data.
5. Concern: there should be parking available. City response: to promote car share, we need to limit parking spots. It should be seen as a benefit for the community. Comment from public: "its an experiment and I don't want this to be experimented on". So, the public is asking for more parking.
6. Owner on main street says, a lot of the design takes away park area and negatively impacting the Corners on Main building. ie. losing the statue, trees, etc. Buildings are too close.
7. Business model: Minimum 1 year lease. They do not allow subleases.
8. Someone spoke about how great as a concept this is. Dean Tester is awesome And 2nd'ed by another. Yay
9. Concern that R4 does not allow amenities projection. Rather than increasing the building permit to allow a taller height, they are allowing the top floor amenities. "it allows defacto R5 for the rest of the street"


My observations: looked like most attendees were either close to being retired or were retired....and they couldn't understand how someone would ever want to live in a 250sq' apartment that is fully furnished and live w/o a car.

[Takingoff]

My observations: looked like most attendees were either close to being retired or were retired....and they couldn't understand how someone would ever want to live in a 250sq' apartment that is fully furnished and live w/o a car.[/QUOTE]

Great summary. Some people don't like change. I'm pretty sure it will proceed as proposed. Most comments were NIMBY and far from constructive. Neighbours stated that their objections could be addressed by moving an irritant to the other side of the building. Wow - I never grow old of this logic.

I understand that this much density is uncomfortable for existing residents. I'm a neighbour and prefer this development to the alternative though. This is a positve for the community if done well.

[Williamoforange]

Originally Posted by Ottawacurious

7-December-2022, Community Information Session notes

1. John Bernier went through the zoning by-law amendment & site plan control process
2. Lisa Dalla Rosa from Fotenn Planning & Design. Smart Living and Forum financing the project.
3. Various iterations of the proposal were discussed. As of Right massing was shown. Options included if building had demolished the current building.
4. 284 unites, 20 surface parking spots, 291 bicycle spots, 2844sq' of amenities. 80% studio (229 units)
5. Concerns raised about density (number & types of units). This proposal is addressing that by having studio, 1, 2, and 3 bdrm units.
6. The entire evening was mostly about concerns raised about parking & traffic. Parking along oblats will be removed. All parking will be given to visitors and to drop-off only. Each unit gets a bicycle storage location. "No parking is a noble objective but not a realistic one".
7. Concerns about affordability - targeting transitional renting. Utilities, furniture, equipped kitchens, internet, etc etc. all included. Help students transition from student life to work-life. Car-share will be onsite.
8. Updated proposal planned to be submitted for spring 2023.

Dana Gilbert from Forum. Previously partnered on other projects in Ottawa. Project is targeting rentals such as PhD students, young professionals, recent immigrants, and younger medical professionals. Attempting to build sustainably for this building (ie. geothermal heating). All furnishings, utilities, etc will be included. Very ESG forward. Reduce wastes. Adaptive re-use is the goal. Underground parking is very costly and isn't needed when you are trying to produce a product for rental. The rental tenants have a much lower vehicular requirement than a condo owner (//what????//).

Main Points raised:
1. Fotenn still hasn't had an opportunity to review all the comments from the public as they only received them 2 weeks ago. Some have been included in the changes - others, they have to get to yet.
2. Concern: more 2-3 bedroom units
3. Concern: better bicycle continuity/sidewalks are integrated
4. Concern: the transportation data is no longer current. City response: the data is within 5 years so is within best practices. Concern: over 1000 units since the transportation study, new school, and other shtuff. Should get new data.
5. Concern: there should be parking available. City response: to promote car share, we need to limit parking spots. It should be seen as a benefit for the community. Comment from public: "its an experiment and I don't want this to be experimented on". So, the public is asking for more parking.
6. Owner on main street says, a lot of the design takes away park area and negatively impacting the Corners on Main building. ie. losing the statue, trees, etc. Buildings are too close.
7. Business model: Minimum 1 year lease. They do not allow subleases.
8. Someone spoke about how great as a concept this is. Dean Tester is awesome And 2nd'ed by another. Yay
9. Concern that R4 does not allow amenities projection. Rather than increasing the building permit to allow a taller height, they are allowing the top floor amenities. "it allows defacto R5 for the rest of the street"


My observations: looked like most attendees were either close to being retired or were retired....and they couldn't understand how someone would ever want to live in a 250sq' apartment that is fully furnished and live w/o a car.

and yet municipalities fought hard to have 3rd party appeals kept, thinking this is constructive when they eventually take it to the OLT.......

Anyway, "The rental tenants have a much lower vehicular requirement than a condo owner (//what????//)", wouldn't be surprised that data backs that statement up. Apartment complex i'm in has 200 units and maybe 110 parking spots....of which not all are filled. Also, Wonder what excuse the local councilor will give for voting against this....

[Proof Sheet]

Originally Posted by Williamoforange

and yet municipalities fought hard to have 3rd party appeals kept, thinking this is constructive when they eventually take it to the OLT.......

Anyway, "The rental tenants have a much lower vehicular requirement than a condo owner (//what????//)", wouldn't be surprised that data backs that statement up. Apartment complex i'm in has 200 units and maybe 110 parking spots....of which not all are filled. Also, Wonder what excuse the local councilor will give for voting against this....

These comments from neighbours I swear come from a template or a website and the blue rinse brigade just insert the name of the property in their opposition. I agree that rental parking rates and condo rates are different in terms of use but the bylaw doesn't allow you to zone etc by tenure.

Excuse the Councillor would use: This is a private sector development and not being developed by a City run/co-op/deeply affordable project being proposed by the strong organizational and project management skills of Horizon

[Proof Sheet]

Originally Posted by Williamoforange

and yet municipalities fought hard to have 3rd party appeals kept, thinking this is constructive when they eventually take it to the OLT.......

The Committee of Adjustment acknowledged that yesterday at the beginning of their various hearings. Only the applicant, the City and utility authorities have appeal rights.

[J.OT13]

Not a fan of the dark shade of the bulding enveloppe or the surface parking but otherwise, this is a good project. Full heritage preservation, very well integrated addition to that heritage building, somewhat limited parking. If there's one place one can live without a car, it's here, with some of the basic retail essentials and walking/cycling distance from the O-Train.

[J.OT13]

This one is now approved.