770 Somerset Street design brief UDRP Formal Review December 7, 2017

Transcription

1 770 Somerset Street design brief UDRP Formal Review December 7, 2017

2 CITY OF OTTAWA POLICY CONTEXT CITY OF OTTAWA OFFICIAL PLAN / The property is designated as Traditional Mainstreet. / The designation permits a broad range of uses such as retail, service commercial, office, residential and institutional uses, all of which may be permitted within mixeduse buildings. / Traditional Mainstreets are considered as target areas for intensification. / The Official Plan supports building heights of up to six (6) storeys, with greater building heights permitted under a number of circumstances. / The designation policies contain criteria to ensure development is of an appropriate scale, is pedestrian-friendly and provides appropriate landscaping. The site is also identified as being within a Design Priority Area. URBAN DESIGN GUIDELINES FOR TRADITIONAL MAINSTREETS / Set of guidelines intended to provide urban design guidance at the planning application stage to achieve appropriate development along Traditional Mainstreets. / Relevant guidelines include: reinforcement of the character of the street, achievement of high-quality built form, creation of a visually continuous streetscape and a pedestrian-focused public realm, and provision of landscaping to improve the URBAN DESIGN GUIDELINES FOR TRANSIT- ORIENTED DEVELOPMENT / Set of guidelines intended to apply to development within 600 metres walking distance of a rapid transit stop or station. / Relevant guidelines include: provision of transit-supportive land uses and densities, locating buildings along the street edge and in proximity to adjacent development to encourage walking, providing visual interest at the pedestrian level, creating human-scaled development, and designing vehicular accesses to minimize conflicts with pedestrians. CITY OF OTTAWA ZONING BY-LAW / The subject property is zoned as Traditional Mainstreet, Exception 2040, Schedule 310, which allows a broad range of uses. The Traditional Mainstreet zone is prevalent along Somerset Street. / Imposes development standards that will ensure that street continuity, scale and character is maintained and that the uses are compatible and complementary of surrounding land uses. / The site-specific zoning schedule requires a number of stepbacks and permits up to nine (9) storeys in building height. The schedule was reflective of the previous design. p1

3 CONTEXT AND AMENITIES ZIBI 1000m SPARKS STREET LEGEND SITE SIR JOHN A. MACDONALD PARKWAY LEBRETON FLATS 500m CENTRETOWN PARK SPACE DESIGN PRIORITY AREA LIGHT RAIL TRANSIT ALBERT STREET BUS RAPID TRANSIT LOCAL BUS ROUTE DALHOUSIE COMMUNITY CENTRE PARK BRONSON AVENUE 600M RADIUS FROM TRANSIT BIKE PATH SEPARATED BIKE LANE SOMERSET STREET WEST BOOTH STREET CHINATOWN BIKE LANE PRESTON STREET SUGGESTED BIKE LANE EDUCATIONAL MEDICAL INSTITUTIONAL H LITTLE ITALY GLADSTONE AVENUE HWY 417 SPIRITUAL COMMUNITY HOSPITALITY HINTONBURG THE GLEBE p2

4 A B 770 Somerset CONTEXT, Aerial view (left), Street views - looking South from Somerset Street on to 770 site - currently used as a surface parking lot (image A), looking South to site from Empress Avenue (image B) p3

5 C 770 Somerset CONTEXT, Aerial view (left), Street views - looking North along Lebreton Street to site at right p4

6 D 770 Somerset CONTEXT, Aerial view (left), Street views - looking East along Somerset Street on to site at right (image D), p5

7 E 770 Somerset CONTEXT, Aerial view (left), Street views - looking West along Somerset Street towards site on the left (image E) p6

8 Central Business District Lebreton Flats 770 Somerset site Corner of Somerset and LeBreton Above: Urban Context 770 Somerset Street p7

9 Above: Somerset/ Chinatown Context: vibrancy, awnings, street markets. Proximity to LeBreton Flats, Parliament Hill p8

10 Above: The established Planning Schedule setbacks from grade p9

11 Above: Multiple setbacks produce a wedding cake form. This type of building is disengaged from the street and creates an eroded urban corner. p10

12 Above: Examples of a more engaged building form and street wall. An assured building produces a more prominent street corner and a covered loggia at street level. p11

13 Above: Street Wall precedent - 3 views as one moves south along Bank Street to The Central. a 9 storey mixed use project at the corner of Bank & Gladstone. p12

14 Above: PARTI Plan sketches - Ground fl oor (left), Commercial spaces in green Residential Lobby, Amenity space and Courtyard in yellow. Typical Residential fl oor (right) Resdiential units in blue. Upper Right: Building form sketch - A Layered building facade with the inset ground fl oor loggia that provides covered entrances and more street level activity. p13

15 Above: MATERIAL PALETTE AND OPENINGS. Somerset Street (left) is comprised primarily of brick buildings & large storefronts. The 770 Somerset concept attempts to reproduce this street level experience with the large storefronts but to differentiate the upper residential portion of the building zones by using smaller more dynamic openings. p14

16 precedent: tadeo 4909 by Poecto Cafeina Above: RESIDENTIAL MATERIAL PALETTE & DETAILS - simple, industrial, rugged urban aesthetic. Exposed structutre and services. p15

17 precedent: 60 Richmond East Housing by Teeple Architects Above: SOUTH FACING COURTYARD - An urban oasis where Ivy covered walls and planter boxes act as a buffer between the residential units and the neighbouring sites to the east and south p16

18 CONTEXT INFORMING FORM Top right: Typical gabled house along Somerset Street (between Bank and Bronson streets) Lower left: 770 Somerset rooftop spaces to use gabled roof forms to encapsulate mechanical, electrical and amenity spaces. Lower right: The Somerset Street entrance portal to the Residential lobby also takes the shape of the gabled house profi le. p17

19 THE PUBLIC DOMAIN Above: Somerset Street sidewalk study - The existing sidewalks are very narrow except for a few areas of respit and gathering. The proposed 770 Somerset mixed use building with it s setback ground fl oor provides a wider sidewalk leaving more space for a new bus stop and increased street activity. p18

20 Street view from corner of Lebreton and Somerset. p19

21 770 Somerset Street PLAN - SITE PLAN - 9 storey Mixed Use building, 112 residential units p20

22 770 Somerset Street PLAN - P1 LEVEL (31 parking spaces, 34 bike, 44 storage) Combined with P2 and P3 parking levels there are 89 total parking spaces. p21

23 770 Somerset Street PLAN - MAIN LEVEL (45 bike, 12 storage) p22

24 770 Somerset Street PLAN - TYPICAL RESIDENTIAL LEVEL (LEVELS 2-4) 14 UNITS 11,237 sf p23

25 770 Somerset Street PLAN - TYPICAL RESIDENTIAL LEVEL (LEVELS 5 & 6) 14 UNITS 11,237 sf p24

26 770 Somerset Street PLAN - TYPICAL RESIDENTIAL LEVEL (LEVELS 7-9) 14 UNITS 11,237 sf p25

27 770 Somerset Street PLAN - ROOF Amenity Space 4,470 sf p26

28 p27

29 p28

30 770 Somerset Street TRANSVERSE SECTION - The increased engagement of the building with the street edge allows for the courtyard to act as a green buffer between the residents and the neighbouring sites to the South and East. p29

31 770 Somerset Street ELEVATIONS - North - Somerset Street elevation (left), West - Lebreton Street elevation (right) p30

32 770 Somerset Street ELEVATIONS - South (left), East Courtyard (right) p31

33 770 Somerset Street ELEVATIONS - South Courtyard (left), East (right) p32

34 770 Somerset Street TRANSVERSE SECTION - Comparative, proposed building (black) Schedule 310 setbacks (red dahed) The proposed building shifts more of the building volume towards the street and gives more p33

35 770 Somerset Street SOLAR STUDY p34

36 770 Somerset Street PERSPECTIVE (Somerset Street - view from corner of Somerset & Empress) p35

37 770 Somerset Street PERSPECTIVE (Somerset Street - view from corner of Somerset & Upper Lorne) p36

38 770 Somerset Street PERSPECTIVE (Lebreton Street - view from corner of Lebreton and Eccles) p37