The Project
The Carreo Condominium Project is a residential project in harmony with the community and is economically feasible.
To be in harmony with Garneau it must first provide human contact to preserve the existing community with a new set of buildings which sensibly incorporate livability, privacy, sense or scale and warmth of natural materials inherent in the existing community. The Carreo project responded with a design that allows 43 of 71 units to have ground access from both a central core and an outside sidewalk and gate entrance via the landscaped patio's.
The unit was to have family growth ability. Our market analysis suggest that 6 units will be occupied by family units of 3, the third being of elementary school age or less; 3 units will be family of 3 with the third a student of the University; 5 units will be family of two, children have left home and one adult will be associated with either the University or the Hospital; 4 units will be occupied by retired people (single/couples). The majority of the market will be young professionals, with several having one member associated with the job opportunities of the area and the second one with employment in the City core or Government centre.
The lifestyle of the market can be accommodated with two bedrooms, and a den for relaxation or study and quiet time. Several units have the suitable layout for a typical family of one child and two adults with the occasional visiting grandparents on a hide-a-bed.
The market suggests that a high percentage will either bike or walk to their employment or use public transit to downtown. This is important in this area with the heavy public transit capability to move traffic in because of the University complex. This type of residential will generate some new traffic on transit flowing in the opposite direction to peak flows. This trend will materialize with the continuing influx of residents from major Eastern cities and Europe.
The second major concern was an architectural design which suggested a very residential type area. This, we suggested, has been achieved by the following; a detailed analysis of the present heavy and healthy growth of trees, the new structures have been laid to preserve several stands of existing trees thus protecting the established mood of the Gatineau District, plus additional landscaping to effectively green the project area.
The architecture gave careful attention to the detailing of the exterior of the structure to reduce the visual Impact of the structures. The site lines from all sides of the project are influenced by the landscaping and the attention to the massing thus resulting in a very residential character. An example of the detailing is on the second and third floors where there are no open balconies. All balconies will be partially enclosed with either smoked glass or roof features to ensure the unsightly array of barbeques and bottles is not visible from the street. The effectiveness can be best analysized by viewing the model from a street level perspective .
The architectural treatment starts at the side-walk with landscaping, sidewalks and yard areas for each of the 43 units that have a ground floor element. This applies also to the land whereby Carreo is prepared to upgrade the lighting in the lane and pave it to provide the free flow of people. The rendering and model demonstrate this attention to detail.
On University Avenue, which presently has house stepping along with the angular direction of University Avenue, the new design also steps at 36 foot intervals.
A walkway system is provided to allow people from McKernan going to the University to cut across the property on in landscaped pathway.
The center portions of the Cluster Unit A and D are three storey buildings with peaked roofs. The roof design is important to the overall character of the design plus reduces the mass effect of the traditional three storey walkup units.
The interior layouts have been developed to respond to the market place, some features:
1. The kitchen on the upper floors is on an outside wall allowing the kitchen window to open.
2. Skylights allow light into the dining room and bathrooms of the third floor units.
3. Greenhouses will be available on several ground floor units.
4. The den's are of a good size, 10 x 10 with windows onto the patio.
5. Each unit has either a balcony or private patio.
6. The balconies will have built in flower boxes.
7. The entrance of the Cluser A and D have large skylights providing an open feeling and the opportunity for effective indoor plantings.
8. The parking garage will be on a security system.
Summary of Statistical Analysis
| Site Size | 85,985 Square Feet (1.97 Acres) |
| Total Units | 71 |
| Density | 36 Units/Acre |
| Floor Area/Land Ratio | 0.968 : 1 |
| Total Site Coverage | 34,248 Square Feet |
| Site Coverage | 40.06 % |
| Parking | 124 Stalls (Underground) |
| Condominium Association Room | 300 Square Feet |
A History
Properties were acquired by the Carreo Corporation Ltd. as they were offered by the residents. The shareholders of Carreo, prior to 1977, have since sold their interest and the present owners acquired a 50% interest in 1976 and in 1978 bought out the original owners.
An application to rezone a portion of the pre-sent site from RC-1 to R-6 was made in April 1977. The R-6 was requested for flexibility of height, however the density was approximately 56% of the allowable.
The City rejected the application because the project was too massive, did not have any neighbourhood support plus, the City had commissioned the Garneau Study.
The Garneau Study. has taken considerably longer than originally contemplated, therefore in 1979 we reviewed the present concept with the Planning Group and established that the Garneau Citizens Planning Committee and the City's Garneau Study staff were in agreement that the subject block in Garneau was primarily of housing stock of poor quality or unsuitable for rehabilitation.
There appeared to be a consensus that a project which addressed itself to a residential profile, latter terms the "West Coast" type designs, suites or condominiums which related to ground entrances, underground parking and the ability of units for long term family accommodation in a carefully thought out design, could expect some support.
Carreo Corporation Ltd., through it's Project Managers Hilldale Developments Ltd., asked the firm of Hale Architects of Vancouver to develop a concept. On January 14th, 1980 we presented the concept for 79 to 81 units to a meeting of the Planning Committee. The attendance was 40 plus.
"The meeting indicated the architects homework had been well done". (Garneau Guardian, February 1980)
The prime concern was the density, which Hilldale agreed to review.
June 2nd, 1980 the model, rendering and concept drawings were presented to the Garneau Community League's Planning Committee by the design team of Glen Lavold, Hilldale Developments, Doug Bromage, Hale Architects, Gordon Thorkelsson, Thorkelsson Architects Ltd., the Alberta firm to complete working drawings and inspections.
The citizens at this meeting approved the proposal with some concerns for traffic, finishes, and what might happen to the balance of the block.