THE TEGA HOMES S.J. LAWRENCE RHOMBUS FOTENN CONSULTANTS PARKDALE AVENUE PLANNING RATIONALE ZONING BY-LAW AMENDMENT AUG

Transcription

1 TEGA HOMES S.J. LAWRENCE FOTENN CONSULTANTS THE RHOMBUS 111 PARKDALE AVENUE PLANNING RATIONALE ZONING BY-LAW AMENDMENT AUG 2012

2 TEGA HOMES S.J. LAWRENCE FOTENN CONSULTANTS THE RHOMBUS 111 PARKDALE AVENUE PREPARED BY: FOTENN CONSULTANTS INC. 223 McLeod Street Ottawa, Ontario K2P 0Z8 Canada Tel: Fax: PREPARED FOR: TEGA HOMES 66 Colonnade Road, Suite 200 Ottawa, Ontario K2E 7K7 Canada Tel: Fax:

3 TABLE OF CONTENTS 1.0 INTRODUCTION Development Proposal: The Rhombus Urban Design Overview Planning Application BACKGROUND Site Context Surrounding Area Community Amenities Transportation Transit Road Network Road Widening Requirement POLICY FRAMEWORK Provincial Policy Statement City of Ottawa Official Plan Managing Growth within the Urban Area Land Use Designation Urban Design & Compatibility City of Ottawa Urban Design Guidelines Transit-Oriented Guidelines Urban Design Guidelines for High-Rise Housing REGULATORY FRAMEWORK City of Ottawa Comprehensive Zoning By-law Requested Zoning By-law Amendment CONCLUSION 44 APPENDICES Appendix A - Preliminary Site Plan Appendix B - Building Elevations Appendix C Sun Shadow Study Appendix D - Urban Design and Compatibility Analysis (Section & Annex 3) Appendix E - Site Context Photos FoTenn Consultants Inc. 223 McLeod Street Ottawa, Ontario K2P 0Z8 Canada T: F:

4 1.0 INTRODUCTION FoTenn Consultants Inc. has been retained by Tega Homes to prepare a Planning Rationale in support of the Zoning By-Law Amendment for lands located at 111, 115, 121 Parkdale Avenue and 71 Burnside Avenue, in the City of Ottawa. The purpose of this planning rationale is to assess how the proposed development achieves and conforms to the objectives of the applicable policy and regulatory framework, determine if the development is appropriate for the site, and evaluate its compatibility with adjacent development and the surrounding community. In support of the Zoning By-law Amendment application, the following studies/reports, plans and/or drawings have been submitted: > Planning Rationale including Design Statement prepared by FoTenn (4 copies) > Assessment of Adequacy of Site Services prepared by Stantec (6 copies) > Environmental Site Assessment prepared by Paterson Group (5 copies) > Geotechnical Report prepared by Paterson Group (3 copies) > Transportation Brief prepared by Stantec (6 copies) > Survey Plan prepared by Annis, O Sullivan and Vollbekk Ltd. (2 copies) > Concept Site Plan showing Landscaping prepared by SJL (2 copies) > Building Elevation drawings prepared by SJL (2 copies) > Sunshadow Study prepared by SJL (3 copies) 2

5 1.1 DEVELOPMENT PROPOSAL: THE RHOMBUS PLANNING RATIONALE ZONING BY-LAW AMENDMENT The property owner proposes to construct a contemporary 32-storey residential condominium building at the corner of Parkdale Avenue and Burnside Avenue. The building will contain approximately 221 units, including a number of ground-floor oriented work/live units and approximately 116 m² (1250 sq. ft.) of retail/commercial space also located at grade. The total above-grade Gross Floor Area for the building is 19,315 m² (209,902 sq. ft.). Vehicular parking to the site underground parking structure will be accessed via a municipal lane from Burnside Avenue. In total, the 200 parking stalls will be distributed among seven (7) levels of underground parking, approximately 9,147 m² in area, and will include residential, visitor and commercial parking. In addition to this, a total of approximately 111 bicycle parking spaces will also be provided as part of this development. NORTH VIEW OF PROPOSED RHOMBUS SOUTH VIEW OF PROPOSED RHOMBUS The architecture and design of the proposed building contains elements typical of high-rise developments, that is, the building includes a podium, tower and top. The tower and the top 3

6 of the proposed building will sit on a two (2) storey podium which will serve as the primary interface at street level. As a means to articulate the podium, the tower has been stepped back at the 3 rd floor, creating a strong base that frames the street edge (along both Parkdale and Burnside) and visually reduces the building s mass at grade. The podium will incorporate four (4) ground-oriented units which have been conceived as work/live units. The second floor of the podium will also include work/live units and uses such as an artist studio, thereby adding animation to the streetscape. The main entrance to the residential building will be accessed via Parkdale Avenue as well as the proposed non-residential space that is to be located on the corner. Together, these elements will assist in assuring and maintaining an active and animated street front along both Parkdale and Burnside Avenues. The experience at grade will be further enhanced through the use of hard and soft landscaping. Both Parkdale and Burnside Avenues will feature a combination of tree and shrub planting that will help to soften the podium and other hard building elements. Further, the building has been pulled back from the Parkdale/Burnside corner, opening up space for a potential outdoor patio associated with the proposed commercial/retail use. Vehicular access to the site will be provided from the existing City-owned laneway; thereby ensuring the pedestrian experience at grade as well as the landscaping is continuous and uninterrupted. VIEW OF THE RHOMBUS PODIUM The tower of the building will be set back from the edges of the podium and rise a further 30 storeys (approximately 98m). The tower will be set back approximately ten (10) metres to the northern property line, approximately five (5) metres to the eastern property line (abutting the municipal laneway), approximately 1.5 metres from the southern property line 4

7 (fronting on Burnside Avenue) and approximately 4.6 metres from the western property line along Parkdale Avenue. By pulling the tower from the edges of the podium, it reduces the visual impact of the building at grade and allows for light, air and views between adjacent properties to filter through. Please refer to Appendix A for a look at the preliminary Site Plan. Architecturally, elements of the Rhombus shape will be consistent throughout the building. The design of the building s tower has been squared off in order to add floor area and to permit a functional layout for the residential units. The Rhombus point, made exclusively of glass, will emerge on all four sides of the building and project the length of the tower. The building will be constructed of materials including steel, glass and masonry, and will also feature cornice lines at varying heights throughout the building design. These lines will help to break up the height, while helping to transition to the adjacent building being proposed to the north as well as the existing building to the east. The communal amenity area for residents will be located on the 24 th and 25 th floors and will include a pool, a lounge, and a workout room among other facilities. The top of the tower will be approximately 26 metres in height and will be a primary feature of the building. In addition to containing the building s mechanical equipment, the tower s top will showcase the rhombus shape emerging from the tower. It will also highlight a 30 degree angular segment spanning from the south elevation and rising towards the north elevation. This façade, as seen on the building elevations, will also provide substantial environmental benefits through the collection of solar energy. The top of the building will be primarily constructed in glass to help minimize the impact of the building s height. Please refer to Appendix B for the Building Elevations. The building s tower and top have been sensitively designed to reduce the perception of the building s size. Overall, the building achieves the appropriate transitions by incorporating a two-storey podium and by staggering the building s height to fit into the existing context of Parkdale Avenue. Ground-oriented work/live units with direct access to the street and the proposed non-residential use at grade will help animate the streetscape. Further, the landscaping features will help to soften the overall mass of the tower and enhance the experience for pedestrians. Overall, the building will function within the surrounding context and will introduce a new modern aesthetic to the existing community. 1.2 URBAN DESIGN OVERVIEW The architecture of a building is often focused on the building s plan, function and purpose, without regard to the wider context, including urban design. Nowadays, modern day cities are focused on facilitating high quality urban design as a means of protecting and enhancing the quality of life in our communities. Unlike architecture, urban design addresses the larger scale of groups of buildings, of streets and public spaces, whole neighbourhoods and public districts. High-quality urban design is an essential element in maintaining and building liveable communities and creating quality places for people to live, work and play. 5

8 Urban design deals with the design and management of our public places and the way in which these places are being experienced and used by residents and visitors. Quality urban design requires interdisciplinary input with representation from a multitude of fields including, but not limited to, urban planning, engineering, ecology, local history and transportation planning. This multidisciplinary approach has increasingly played a crucial role in achieving a compact urban form with a mix of land uses, a range of housing and work opportunities, efficient transit, more active street life which in turn provides a greater sense of community cohesion and safety. The proposed Rhombus high-rise building is located at the perimeter of the evolving neighbourhood known as Mechanicsville. Historically a blue collar community, the area has experienced considerable change over the years. In particular, the north-west part of the neighbourhood has seen the construction of several medium and high-rise residential buildings. This section of the neighbourhood, including the length of Parkdale Avenue, has a concentration of high density residential buildings. The 32 storey Rhombus is proposed to be located within this existing high-rise area. 6

9 HIGH-RISE BUILDINGS IN THE SURROUNDING AREA The west side of Parkdale Avenue, known formally as Tunney s Pasture, accommodates a large, land extensive, Federal government employment area. Established in the 1950 s, the government has operated this area exclusively for employment uses, notwithstanding its mixed use designation and stated intention. It is expected that the west side of Parkdale Avenue will eventually be re-developed similar to the manner in which the east side is currently being developed. Future mixed-use developments along the west side of this 7

10 Avenue will benefit from proximity to Light Rail transit while also supporting new employment, residential and commercial uses. Located to the north of both Mechanicsville and Tunney s Pasture and stretching towards the downtown core is the Ottawa River Parkway and open space system. This vast green space along the river provides residents and visitors of Ottawa with a place to enjoy the serene natural environment. This exceptional location, coupled by the fact that the building site is also a corner lot, will contribute to shaping the future of the community and the City at large. In addition to these unique characteristics, the building site is also located in close proximity to the City s Rapid Transit Network. The City of Ottawa has initiated the conversion of the Rapid Transit Network from a Bus Rapid Transit (BRT) system to a Light Rail Transit (LRT) system. As a result of this significant investment in transit infrastructure, the City is encouraging Transit-oriented development (TOD) as a means to intensify the area surrounding the future Rapid Transit Stations, including the Tunney s Pasture Station. TOD provides for mix of uses which are designed to reduce the dependency of the personal vehicle and maximize access to public transit. Each station essentially functions as a secondary or mini downtown area, with higher density located in proximity (usually within 800m) to the Transit Station. 8

11 TRANSPORTATION CONNECTIONS A mix of uses around transit stations, including high-rise residential development, is an important objective of TOD. However, it is also crucial that intensification accommodates growth in a manner that fits well and works well within our established communities. As such, compatibility and urban design both play a major role in the accommodation of new, more intensive development. The proposed Rhombus building assists in achieving these goals and objectives by providing high quality urban design. 9

12 As the City of Ottawa evolves, many of its neighbourhoods, such as Mechanicsville, are also evolving. Mechanicsville is maturing into a more lively and dynamic place which attracts new residents. Although it maintains a distinctive, low-profile residential character within the local street network, planned, higher density residential development is taking shape around the Tunney s Pasture Transit Station and along Parkdale Avenue. In order to understand how urban design inspires people and places in the context of the Rhombus building and the surrounding neighbourhood, it has been broken down into the following five scales: City-wide; Neighbourhood; Street; Site; and, Building. Not meant to be prescriptive, each of the following considerations may apply to more than one scale at a given time. City-wide The Rhombus is proposed in a location that acts as a secondary centre to the downtown core area. The Parliament Buildings and other major civic buildings located in the City s downtown core are over three (3) kilometers away, and as a result, their integrity is not affected by the proposed a high-rise building in this location. Parkdale Avenue provides direct access to the Ottawa River Parkway and the Tunney s Pasture employment area, both considered federal symbols. The unique architecture of the Rhombus, together with the recently approved Urbandale project, will establish a positive visual presence on the skyline that will confirm and enhance these key symbols as places of significance. 10

13 LOCATION OF SUBJECT SITE IN RELATION TO THE CITY S SIGNIFICANT CIVIC BUILDINGS The proposed development takes advantage of its exceptional location, especially as it relates to the major natural features that the City of Ottawa has to offer. Within a short 250 m walk from the site, residents will be able to take advantage of the extensive and scenic open space network along the Ottawa River. This end of Parkdale Avenue and the adjacent street network to the east (i.e., Forward Ave.) is already developed as a residential high-rise node. Additional high-profile development will complement the node; and also be able to take advantage of new views and vistas of the significant natural elements, including Gatineau Park, as well as the City s downtown skyline. 11

14 AMENITIES MAP Whereas Tunney s Pasture has developed strictly as an employment focus, the east side of Parkdale Avenue has urbanized as purely residential with more intensive forms of development along the street. While additional residential density on the subject site maintains this traditional division of use, there is recognition that ground-oriented commercial/retail uses are strongly desired by the community to animate the street, attract people to the area and provide much needed services. 12

15 VIEW OF PROPOSED RHOMBUS AS SEEN FROM NATIONAL ART GALLERY Neighbourhood-scale Traditionally, the preferred building typology in this area has been shorter, bulkier buildings with an imposing mass from street level. Existing high-rise buildings have been largely built to the property lines to create a continuous built edge along Parkdale. Activity and animation at grade has not taken root along the streetscape because the ground floor units are accessed internal to these buildings. The proposed Rhombus building will maintain the existing pattern of development that frames the street edge; however, it offers substantial benefits through the introduction of a more modern architecture and aesthetic, and a desire to animate the street. The two-storey podium will contribute to the desired continuous street edge along Parkdale. At-grade work and live units will have access directly to the street, while the corner at Parkdale and Burnside Avenue will provide a much needed retail space. The advent of retail space in this location, likely in the form of a restaurant/coffee shop, will provide the neighbourhood (including Tunney s Pasture) with a place for people to meet and socialize. These types of visible and accessible places are an integral component of any vibrant and dynamic community. 13

16 VIEW OF THE PROPOSED RHOMBUS LOOKING NORTH ON PARKDALE AVE. FROM SCOTT STREET As mentioned, the proposed building site is located in an existing node characterized by high-rise buildings. The proposal respects and complements this existing pattern of development. The lot dimensions for the Rhombus are identical to the approved Urbandale project to the north. Combined, these two sites have the same dimensions as the abutting high-rise slab development immediately to the east on Forward Avenue. The main distinction is that the proposed buildings reflect a more contemporary architecture and built form, providing for a better relationship with the existing slab building on Forward Avenue which reflects a different era in architecture, and allow for the introduction of many advantages (i.e., improved light, air and views). 14

17 VIEW OF PROPOSED 99 PARKDALE & RHOMBUS BUILDINGS Street-scale The construction of the Rhombus will also help to improve the design and management of the public realm. Live/work units and retail activity at grade will attract the public and will have the desired effect of animating and enlivening the street. Along both Parkdale and Burnside Avenues, the development has included larger, more accessible sidewalks, complemented by street trees and other landscaping measures. The treatment of the sidewalk and landscaping will also be extended to the abutting Urbandale property to the north and beyond towards the Ottawa River. Similarly, the podiums of both proposed buildings will be flush with one another and of similar height and scale. The continuous podium treatment along Parkdale Avenue will have the desired experience at grade and the street trees will relate directly to the height of these podiums, thereby providing for a more human-scaled environment and experience at grade. Access to the site will be from the street, providing easily identifiable, barrier free, safe and attractive access for pedestrians. 15

18 VIEW OF THE RHOMBUS PODIUM The proposed building will also include strategically placed setbacks. Most notably, the tower of the building will be setback 10m from the north property line. Likewise, the Urbandale project at 99 Parkdale will also provide a 10m setback from the property line, thereby providing for a 20m tower-to-tower separation. This separation is ideal and will allow light and air to filter through in between buildings. The separation also results in smaller floor plates for the towers. They will be less imposing than the permitted slab building design, while the podium is nicely scaled to achieve the desired effect on the pedestrian experience at grade. Lastly, the Rhombus tower will be positioned up to the corner of Burnside and Parkdale Avenues, placing the more interesting portions of the tower closest to this highly visible corner. 16

19 VIEW FROM THE ADJACENT BUILDING SHOWING A 20 METRE TOWER-TO-TOWER SEPARATION Building scale The Rhombus shape is a strong design element. The unique Rhombus form will pierce through the podium and be used as the primary entrance with a direct link to the public sidewalk. The proposal will also enhance the public realm at grade by providing for soft and hard landscaping as well as by adding live/work units and commercial retail at grade that will create space for public interaction. The provision of pedestrian-oriented uses at grade is an integral component of relating the building to the public realm. The podium has also been designed to interface with the street by providing for private entrances at grade and through the use of glazing and other transparent materials that articulate the front façade. The podium s corner, which accommodates a future retail space, will be pushed inward in order to provide for more outdoor public space. Lastly, the building will feature ambient lighting and low-levels of illumination in order to accentuate and animate the building at night. The Rhombus design has also addressed the impact of height by adding varying cornice lines at midway points along the tower. The more elevated of these horizontal lines is located on the north portion of the tower at the 11 th floor and flows downwards towards the south portion of the tower at the 9 th floor. The former will have the effect of cascading the 17

20 building height towards the latter, which is consistent with the height of the existing abutting building to the east on Forward Avenue. BUILDING ELEVATION DRAWING 18

21 Site Scale Many of the existing medium and high-rise buildings in the area are of a slab design, resulting in a more imposing mass at the site scale. The Rhombus proposal (like Urbandale s project) offers a more contemporary form of building design. The architecture of the Rhombus will create a memorable façade and tower top. The small floor plate for the building s tower, which decreases as the building rises, redistributes the buildings mass thereby reducing its presence at grade and minimizing shadowing on adjacent properties. The podium will complement the Urbandale project, creating a continuous built edge along Burnside and Parkdale Avenues. The proposed live and work units in combination with a high amount of glazing on the building s podium will provide for activity as well as eyes on the street. There will also be a common outdoor amenity area for residents on top of the podium. Together, these podium design features will maximize overlooking and safety in front of and around the site, while providing for interest and animation at street level. The tower has been massed by using different materials including the Rhombus fenestration which penetrates through down to the ground floor. The tower also features incremental changes in height with a larger floor plate closer to the bottom of the tower which tapers towards the top of the tower. Although the building will highlight changes in materials throughout, the top of the building will be exclusively glass and spandrel panel. The inclusion of a curtain wall as the building s top will help to minimize the impact of building s height, while providing the community with a place of interest and/or a landmark. TOP OF THE RHOMBUS TOWER From a site function perspective, there are significant advantages of having a municipal laneway access the site (via Burnside Avenue). This laneway will provide access/egress to the underground parking and bicycle parking. In addition, the laneway will also include the required service elements to be hidden from the public street and away from public view. 19

22 VIEW OF THE MUNICIPAL LANEWAY The City of Ottawa is experiencing unprecedented growth and must to manage and direct intensification through high quality urban design. The proposed Rhombus addresses urban design within the varying scales of context and will achieve the objectives and vision of the City, that is; A City of distinct and liveable communities. Images of the proposed building in the existing context: City-wide Context; Neighbourhood Context; Street Context; Site Context; and, Building Context are provided in Appendix E. 1.3 PLANNING APPLICATION In order to proceed with this development proposal as described a Major Zoning By-law Amendment is being filed for the subject site. The Zoning By-law Amendment seeks to rezone the site from its existing Residential Fifth Density, Subzone B, with a Maximum Building Height of 37 metres [R5B H(37)] to either Residential Fifth Density, Subzone B or a Mixed-Use Centre Zone with a Special Exception that captures site specific performance standards to address the following: > An increase in the Maximum Building Height from 37 metres to 105 metres > A reduction in the Front Yard Setback from 3 metres to 0 metres > A reduction in the Corner Yard Setback from 3 metres to 1.4 metres > A reduction in the Interior Yard Setback from 1.5 metres (for the first 21 metres of lot depth) and 6 metres (after 21 metres of lot depth) to 3.0 metres > A reduction in the Rear Yard Setback from 7.5 metres to 0 metres 20

23 > A reduction in the required percentage of Landscape Area from 30 % to 13 % > A reduction in the number of required parking spaces provided for both the nonresidential use and for visitors to 18 spaces which will be shared. As the specific design of the building evolves, other zoning provisions may require varying, however, through the development review process these additional provisions will be identified. 2.0 BACKGROUND 2.1 SITE CONTEXT The subject property is located at the corner of Parkdale Avenue and Burnside Avenue and comprised of four (4) separate lots known municipally as 111, 115 and 121 Parkdale Avenue and 71 Burnside Avenue. Collectively, the four (4) lots have approximately 46 m of frontage onto Parkdale Avenue, approximately 30 m of frontage onto Burnside Avenue and a total land area of 1,373.5 m 2. AERIAL SNAPSHOT OF SUBJECT SITE 21

24 The site is currently being occupied by four (4) different buildings for separate residential uses. The sites know municipally as 111 and 115 Parkdale Avenue each contains a multiunit low rise apartment dwelling. Parking for both apartment dwellings are provided in the rear of the building accessed via a municipal laneway. There is also an existing driveway linking Parkdale Avenue with the rear parking areas. 111 PARKDALE AVENUE 115 PARKDALE AVENUE 121 PARKDALE AVENUE 71 BURNSIDE AVENUE The site known municipally as 121 Parkdale Avenue is a corner lot that includes a single detached dwelling which has been converted to provide for several apartment units. Parking is provided via Burnside Avenue. There are three (3) mature trees fronting on Parkdale Avenue. The site known municipally as 71 Burnside Avenue contains a single detached dwelling with associated parking located west of the dwelling and accessed from Burnside Avenue. A municipal lane way abuts the length of the eastern property line. There is one mature tree located on this parcel. 2.2 SURROUNDING AREA The surrounding area varies in land uses and built form and is described as follows: 22

25 North The parcel immediately to the north is the future location of a 28 storey residential building that will contain approximately 176 units to be built by Urbandale. Both the Urbandale site (99, 101, 105 & 107 Parkdale) and the subject site (111, 115, 121 Parkdale & 71 Burnside) have the exact dimensions with a lot area of approximately 1,393 m². Further to the north along Parkdale Avenue is a ten (10) storey residential building. Also to the north along Parkdale Avenue before the Ottawa River Parkway is the Indonesian Embassy. In general, the building types located to the north and north-east of the subject site are mid-high rise residential buildings with associated parking structures. FUTURE URBANDALE BUILDING 99 PARKDALE East Immediately to the east, the subject site abuts a municipal lane way. Located on the east side of the lane way is an existing 11 storey residential building that fronts on Forward Avenue (111 Forward Avenue). 111 FORWARD AVENUE Other building types located to the east and into the heart of Mechanicsville, the typology gradually transitions to low rise apartment dwellings, multiples, triplexes, detached, and single detached dwelling units. Further down Burnside Avenue is a large open space which forms part of the Ottawa River Parkway and a community park known as Laroche Park. South Located on the south east corner of Parkdale Avenue and Burnside Avenue, opposite the subject site, is an existing six (6) storey mid-high rise apartment dwelling. 131 PARKDALE AVE. 23

26 There are also several existing mid-high rise apartment dwellings, such as a nine (9) storey building at 151 Parkdale Avenue. Further south along Parkdale Avenue, many underutilized parcels are being consolidated and intensified. In particular, Richacraft is proposing a twenty-five (25) storey residential building at the corner of Parkadle and Lyndale, while Starwood has recently constructed a 15 storey building at 201 Parkdale Avenue. West The lands to the west, across Parkdale Avenue, accommodate a large federal government complex known as Tunney s Pasture. This large employment node includes several buildings, including two (2) high-profile buildings in the 10 to 27 storey range and a large surface parking area. Located to the south west of the subject site is the Tunney s Pasture Rapid Transit Station. VIEW OF TUNNEY S PASTURE LOOKING SOUTH WEST VIEW OF TUNNEY S PASTURE LOOKING NORTH WEST 2.3 COMMUNITY AMENITIES In addition to rapid transit and a large federal employment complex, the site is situated within walking distance to a number of community amenities. Holland Cross, a large mixed-use complex with ground floor commercial is situated to the west of the site along Scott Street. To the south of the intersection of Parkdale Avenue and Scott Street and within an approximate one (1) kilometre distance to the site are the Parkdale Park and Market and Wellington Street. Wellington Street accommodates a range of commercial uses including numerous restaurants and retail stores on a Traditional Mainstreet. The site also benefits from being in close proximity to the Ottawa River Parkway and Scott Street, both of which are considered major recreational pathways. In addition, Scott Street is considered a cycling route providing direct access to the City s Central Business District. Along with the large open space system of the Ottawa River Parkway, Laroche Park is located in close proximity to the site. 24

27 2.4 TRANSPORTATION TRANSIT The subject site is located in an area with an established road network and in close proximity to rapid transit station. Subject Site SCHEDULE D OF THE CITY OF OTTAWA S OFFICIAL PLAN The site is located within 600 metres of the Tunney s Pasture Rapid Transit Station, which currently supports Bus Rapid Transit (BRT). In the near future, the City will be converting this BRT line to a Light Rail Transit (LRT) thereby increasing accessibility to City s Central Business District and beyond. The subject site is also well served by local bus routes which brings commuters to various locations in proximity to the subject site ROAD NETWORK As previously noted, the site is situated along a well-developed roadway network. As shown on Schedule E of the City of Ottawa s Official Plan, the federally-owned Ottawa River Parkway is located to the north of the subject site. This provides commuters with easy access to the Central Business District as well as the west part of the City. 25

28 Subject Site SCHEDULE E OF THE CITY OF OTTAWA S OFFICIAL PLAN Parkdale Avenue to the west and Scott Street to the south are both classified as existing Arterial Roads. Arterial Roads are major roads in the City that carry large volumes of traffic over the longest distances. These roads function as major public corridors accommodating car and truck traffic as well as pedestrians, cyclists and public transit. The Queensway (Highway 417), a provincially-owned highway, is located south of the subject site with access via Parkdale Avenue ROAD WIDENING REQUIREMENT Annex 1 of the City s Official Plan protects for a Right-of-Way (ROW) width of 26 m, measured from the existing centreline of the road for Parkdale Avenue between the Ottawa River Parkway to Wellington Street. The development of the concept site plan has incorporated a 13m setback from the centreline of Parkdale Avenue. 26

29 3.0 POLICY FRAMEWORK 3.1 PROVINCIAL POLICY STATEMENT The Provincial Policy Statement (PPS) provides policy direction on matters of provincial interest related to land use planning. Decisions affecting planning matters shall be consistent with the Provincial Planning Policies. The PPS promotes intensification of built-up areas to efficiently use land where existing infrastructure and public service facilities are readily available to avoid unjustified and uneconomic expansions. Planning authorities must identify and promote opportunities for intensification and redevelopment [Policy ]. In addition to meeting the fundamental objective of concentrating growth within established and serviced urban areas, the proposed development meets the following policy interests: Promotes efficient development and land use patterns which sustain the financial well-being of the Province and municipalities over the long term [Policy a]; Accommodates an appropriate range and mix of residential, employment, recreational and open space uses to meet long-term needs [Policy b]; Promotes cost-effective development standards to minimize land consumption and servicing costs [Policy a]; Directs development of new housing towards locations where appropriate levels of infrastructure and public service facilities are or will be available to support current and projected needs [Policy c]; Promotes densities for new housing which efficiently uses land, resources, infrastructure and public service facilities and support the use of alternative transportation modes and public transit where it exists or is to be developed [Policy d]; Promotes land use patterns, density and mix of uses that minimize the length and number of vehicle trips and support the development of viable choices and plans for public transit and other alternative transportation modes, including commuter rail and bus [Policy ]; Supports energy efficiency and improves air quality through land use and development patterns which promote the use of public transit and other alternative transportation modes and improve the mix of employment and housing uses to decrease transportation congestion [Policy b through c]. The proposed development is consistent with the Provincial Policy Statement: 27

30 The proposal capitalizes on an infill opportunity of an underutilized site within the City s built-up area where services are readily available. The proposed development proposes to intensify a site situated in proximity to employment, rapid transit and other amenities contributing to the creation of complete communities and development patterns that are more sustainable over the long term. The proposed development promotes densities that contribute to more sustainable land use patterns and contribute to the range and mix of residential housing types. 3.2 CITY OF OTTAWA OFFICIAL PLAN (CONSOLIDATION OCTOBER 2011) In accordance with the Ontario Planning Act, the City of Ottawa recently conducted a 5-Year review of their Official Plan and adopted an update in the form of Official Plan Amendment 76 (OPA 76). The update has a planning horizon of 2031 and was coordinated with updates to other key documents including the City s Transportation Master Plan (TMP), and Infrastructure Master Plan (IMP). OPA 76 was subsequently appealed to the Ontario Municipal Board and the appeals have largely been resolved with respect to the policies applicable to this site. The property continues to be designated Mixed-Use Centre and the applicable policies are discussed in detail below MANAGING GROWTH WITHIN THE URBAN AREA (SECTION 2.2.2) The Official Plan promotes efficient land-use patterns through intensification of locations strategically aligned with the transportation network and in particular the rapid transit network. Lands designated Mixed-Use Centre are identified as key components of this growth strategy. Mixed-Use Centres act as mini downtowns and seek to take full advantage of the volume of transit riders that pass through by providing complementary high-density, high-rise employment and residential development opportunities. As such, the Official Plan encourages areas around major transit stations to develop as compact, walkable, mixeduse developments with densities that support transit use in both directions. In order to accomplish this objective, the Official Plan sets out minimum density targets for lands designated Mixed-Use Centre. The subject property is located within the Tunney s- Quad Mixed-Use Centre which has a density target of 250 people and jobs per hectare by the year New development located within an area subject to a minimum density target will be required to meet the minimum density targets. The proposed development will contribute to achieving the density target for this area. Intensification must be balanced with an appreciation for the existing context and a full understanding of the impacts the proposal will have on both the immediate and wider surroundings. To ensure that new development integrates well within the existing context, 28

31 emphasis will be placed on good urban design and architecture. As such, the proposed development will be evaluated against the policies of Section Urban Design and Compatibility and 4.11 Urban Design and Compatibility to ensure it achieves a good fit with the existing contexts and does not create undue adverse impacts on the adjacent community LAND USE DESIGNATION (SECTION 3.2.1) Mixed-Use Centre Designation The subject site is designated Mixed-Use Centre on Schedule B: Urban Policy Plan in the Official Plan. Lands designated Mixed-Use Centre are strategically located on the rapidtransit network, adjacent to major roads, and act as focal points of activity both locally and regionally. Lands designated Mixed-Use Centre are key to the City s strategy of accommodating growth and are intended to support intensification to achieve compact and mixed-use development. Intensification in Mixed-Use Centres will support the public transit system, create an essential community focus, allow for minimum travel, and minimize disruption in existing stable neighbourhoods. Subject Site SCHEDULE B OF THE CITY OF OTTAWA S OFFICIAL PLAN 29

32 A broad range of uses is permitted in the Mixed-Use Centre designation including office, retail and high- and medium-density residential uses. Residential development must be provided in the form of apartments and other multiples at a medium to high density. Although the policies direct the densest development to locate within 400 m of a rapid transit station, high-density development outside of the 400 m radius is also permitted, provided it is located along an arterial road with all-day transit. The proposed development is consistent with the policies for the Mixed-Use Centre in that: The subject site benefits from close proximity to the rapid-transit network (Tunney s Pasture) and is located along an arterial road (Parkdale Avenue), making it an ideal location for increased intensification. High-profile residential is a permitted use in the Mixed-Use Centre designation. Further, the policies require residential development to be provided in the form of apartments or multiples at a medium-high density. Mixed-Use Centres are key to the City s strategy of accommodating growth and intensification while developing as good places in their own right. The proposed development meets the City s objective of intensifying within Mixed- Use Centres, while the architecture and building design will contribute to creating visual interest along Parkdale Avenue. The opportunities to accommodate high-profile, intensive residential development within this Mixed-Use Centre are limited, especially within 600 m of the rapid transit station as directed by the Official Plan. The majority of lands that fall within the 600 m radius consist of employment lands and the existing low-profile residential community south of Scott Street, located outside of the Mixed-Use Centre designation and not intended to accommodate this type of intensive development. The number of vacant sites available for redevelopment within the 600 m radius and designated Mixed-use Centre are limited and the potential of these sites should be maximized to achieve the Official Plan policies for Mixed-Use Centres. The entirety of the subject site falls within the 600 m radius and is one of the few properties available to accommodate high profile residential development URBAN DESIGN AND COMPATIBILITY (SECTION 4.11) When developing individual properties, issues such as noise, spillover of light, accommodation of parking and access, shadowing and micro-climatic conditions are all prominent considerations when assessing the relationship between a proposed development and the surrounding context. Consequently, the issue of context is crucial as it relates to compatibility and design. 30

33 Infill development on consolidated lots that are underutilized or vacant is encouraged in the City s Official Plan. New development proposals that are similar in use and size with adjacent buildings are easier to justify, however, compatibility could be more difficult to achieve in other situations. The Official Plan s strategic direction for managing growth states that sites located adjacent to arterial roads, at the periphery of neighbourhoods, and in close proximity to rapid transit may allow for more intensive development. The proposal for 111 Parkdale Avenue corresponds to the aforementioned criteria and a change in zoning is being sought in order to take advantage of the sites unique location. The criteria set out in Section 4.11 of the Official Plan provide the means to objectively evaluate the compatibility of infill development. The following table is an evaluation of the criteria in relation to the proposed development. COMPATIBILITY CRITERIA TRAFFIC CONFORMITY The subject property is located within an established road network and in close proximity to the City s rapid transit system. Scott Street and Parkdale Avenue are both Arterial Roads situated within proximity to the site. The Tunney s Pasture Rapid Transit Station is located less than 600 m from the proposed development. The site is also located in close to employment lands and within walking distance to Parkdale Market and other vital community amenities. The site s proximity to transit, employment and local amenities are anticipated to reduce the amount of traffic generated by the proposed development. A traffic study was prepared evaluating the impact of the proposed development on the surrounding area and should be referred to for a full overview. No major impacts have been identified. VEHICULAR ACCESS As all of the required parking is located underground, the majority of impacts related to noise and headlight glare will be absorbed internally. Egress/ingress will be buffered from the adjacent residential mid-high rise building to the east by the existing municipal laneway approximately six (6) metres 31

34 COMPATIBILITY CRITERIA CONFORMITY in width. Further, the residential mid-high rise building is also located approximately 5.5 metres from the municipal laneway, thereby providing for an approximate 11.5 metre buffer from the subject site property line. PARKING REQUIREMENTS A total of 200 parking spaces are being provided for in seven (7) levels of underground parking, with: 182 for residents and 18 spaces which will be shared by visitors and commercial uses on the first level of underground parking. The first level of underground parking will include 18 spaces dedicated for the visitor and commercial parking (17 for visitors parking and one (1) for commercial parking). The former City of Ottawa visitor parking rate (0.083 spaces/dwelling unit) was used to calculate the required visitor parking rate (221 units at per dwelling unit; 0 for the first 12 units = 17 visitor parking spaces). This parking rate reflects a more realistic scenario and has been employed in similar developments throughout the City. The non-residential component (GFA of 116 m²) requires three (3) parking spaces. Although the by-law requires three (3) spaces for this use, there is an opportunity for a shared parking arrangement with the required visitor parking. Typically, non-residential uses will require parking spaces throughout the day, whereas the visitor parking will typically require spaces during the evening. A shared parking arrangement represents a better employment of parking spaces. As such, the request is to permit the shared use of 18 spaces to fulfill both the visitor and commercial parking requirements of the bylaw, which we believe is reasonable, particularly given the availability of on-street parking on the surrounding street network. OUTDOOR The location of the site, the orientation of the tower and 32

35 COMPATIBILITY CRITERIA AMENITY AREAS CONFORMITY the surrounding uses create a modest opportunity for overlook into adjacent private amenity areas. LOADING AREAS, SERVICES AREAS AND OUTDOOR STORAGE A sizeable common outdoor amenity space is proposed to be located on top of the podium. This space will feature an outdoor patio as well as some landscaping elements for residents to enjoy. Existing development along Parkdale Avenue consists largely of other medium to high profile development, the majority of which benefit from private balconies similar to what is proposed on the subject property. The existing high-rise development to the east of the site has some outdoor amenity areas. The shape of the proposed tower has been conceived to minimize any shadowing on these outdoor amenity areas. In addition, the proposed development is separated from this building by the existing municipal laneway as well as the existing (and proposed) yard setbacks amounting to an approximate 15 metre building-to-building separation. The site is currently zoned for a high-profile building in the 12-storey range and located in an area intended to accommodate other high-profile development. As such, the proposed development is not creating any undue adverse impacts with respect to overlook that isn t considered reasonable given the planned function of the area and the existing zoning. Service Areas and Outdoor Storage are not proposed as part of this development. The size of the proposed commercial use will not require a Loading Area. LIGHTING The lighting of this site will meet the City s standards, with no anticipated impacts on adjacent development. NOISE AND AIR QUALITY There are no anticipated significant impacts related to noise or air quality as a result of this proposal. 33

36 COMPATIBILITY CRITERIA CONFORMITY SUNLIGHT A Sun Shadow Study has been provided in Appendix C. The subject site is located in an area designated and zoned to accommodate high-profile development and as such, sun shadowing is considered reasonable. The sun shadow study illustrates that shadows are cast primarily north and east of the subject site. These properties would be impacted by sun shadowing if the site were to redevelop within the permitted 12 storey height limit. The smaller footprint of the tower will ensure that sun shadowing is narrower and moves quicker across the affected properties. MICROCLIMATE No undue adverse microclimate impacts are anticipated as a result of this proposal. SUPPORTING NEIGHBOURHOOD SERVICES The site is well served by existing community amenities, including, but not limited to: Several nearby childcare facilities Senior housing facilities Laroche Park (baseball diamond & Community Centre) Ottawa River Parkway and the NCC pathway system Carruthers-Stirling Park Multi-use pathway located along Scott St. The Parkdale Market and Park The Rosemont Library Caunnaught Public School École Saint-Francoise d Assise Hintonburg Community Centre and gym New residents will strengthen existing amenities and will contribute to the critical mass required to attract other amenities to the surrounding area. 34

37 Locations for High-Rise Buildings New policies have been incorporated to specifically address the location, design and integration of taller buildings. Of particular interest, policies and state that high-profile buildings can be considered on lands: a) Designated Mixed-Use Centre (among others); b) Located within 600 m of rapid transit station; c) Where a community design plan, secondary plan or other similar Council-approved planning documents identifies locations suitable for the creation of a community focus on a strategic corner lot, or at a gateway location or on a terminating site to strategic view, or a site that frames important open space, or at a location where there are significant opportunities to support transit at a transit stop or station by providing a pedestrian and transit-oriented mix of uses and activities. d) Within areas where a built form transition, as described by Policy 12 below, can be provided. As per Policy , Building Transitions, the integration of taller buildings within an area characterized by a lower built form is an important design consideration. Development proposals must address issues of compatibility and integration with surrounding land uses by ensuring an effective transition in built form will serve to link the proposed development with both planned and existing uses. In particular, transitions can be accomplished through a variety of means including such measures as: a) Incremental changes in building height (e.g. angular planes or stepping building profile up or down); b) Massing (e.g. inserting ground-oriented housing adjacent to the street as part of a high profile development or incorporating podiums); c) Character (e.g. scale and rhythm, exterior treatment, use of colour and complementary building finishes); d) Architectural design (e.g. the use of angular, cornice lines), and; e) Building Setbacks. The policies of the Official Plan target lands designated Mixed Use Centres as locations for taller buildings. The subject site is not only designated for high profile buildings, but the policies also support greater building heights within 600 metres of a rapid transit station. The building s design will be well-integrated within the existing and future context. Not only does the proposal provide for similar building heights along Parkdale Avenue, but also transitioning into the lower-profile neighbourhood to the east. Incremental changes in building height, using architectural techniques such as stepping down, will provide for a smoother transition. The building will incorporate a two-storey podium that is comprised of ground-oriented work/live units and a retail space to be located at the corner of Parkdale and Burnside Avenues, thereby further animating the street. Overall, the building s character and architectural design will help to achieve a high calibre urban design and compatibility with the surrounding building types. 35

38 The proposed development is consistent with the policies for Urban Design and Compatibility in that: The Official Plan (and OPA 76) directs high-rise buildings to lands designated Mixed-Use Centre; areas in which taller buildings already exist and have access to an arterial road, and; areas within 600 m of a rapid transit station. The proposed development is located on Parkdale Avenue, an existing Arterial Road with existing medium- to high- profile buildings, is within 600 metres of the Tunney s Pasture rapid transit station, and careful consideration has been paid to the arrangement of built form and density on the site to ensure an appropriate transition. The proposal incorporates low-profile, ground-oriented units and a commercial retail use at the corner to create an active and animated streetscape. Further, the use of a podium will effectively provide for a strong street presence and help to create a sense of human scale. To achieve an appropriate transition, the building s design includes incremental changes in building height. This is achieved through a combination of step backs and further recessing of the tallest portions of the building. The two-storey podium creates a sense of human scale at grade and the tower is pulled back from the edges of the podium to reduce its visual impact and massing at grade. Further, the site abuts a municipal laneway to the east which provides distance separation to the high-profile development located on Forward Avenue. The proposed uses, the amount of landscaped open space along with the arrangement of buildings and density on site enhances the development and ensures successful integration into the existing community. Please refer to Appendix D for an in-depth analysis of the Urban Design Criteria of Section and Annex 3 of the Official Plan. 3.3 CITY OF OTTAWA URBAN DESIGN GUIDELINES TRANSIT-ORIENTED DEVELOPMENT GUIDELINES The Urban Design Guidelines for Transit-Oriented Development document was approved by Council on September 26, The guidelines apply to all development throughout the City within a 600 m walking distance of a rapid transit stop or station to provide guidance to the proper development of these strategically located properties. The guidelines address six (6) components including: Land use; Layout; Built Form; Pedestrians and Cyclists; Vehicles and Parking, and; Streetscape and Environment. The proposed development meets the following applicable design guidelines, among others: 36

39 The proposed development includes transit-supportive land uses within a 600 m walking distance of a rapid transit station or stop including apartments (condominiums). (Guideline 1) The proposal creates a multi-purpose destination by contributing a mix of housing types to the area where residents can meet many of their daily needs locally, thereby reducing the need to travel. (Guideline 3) The proposed development meets the intent of the Transit-Oriented Development Guidelines by providing for a higher density close to the rapid transit network. (Guideline 8) The proposed building s orientation will provide direct pedestrian access with no conflict with vehicles. (Guideline 10) The building steps back at the 3 rd storey in order to maintain a more human scale along the sidewalk and to reduce shadow and wind impacts on the public street. (Guideline 11) The proposed building has been conceived to create a highly visible landmark through its distinct design. (Guideline 12) The proposal respects a building setback along Parkdale that will be consistent with the abutting Urbandale development. Further, the building s location along Burnside Avenue will also respect the typical setbacks of the existing buildings. Together, these setbacks will help to define the street edge and providing space for pedestrian activity and landscaping. (Guideline 13) The building provides architectural variety on the lower storeys of the building to provide visual interest to pedestrians.(guideline 14) The development incorporates windows and doors to make the pedestrian level façade of walls facing the street highly transparent in order to provide ease of entrance, visual interest and increased security through informal viewing. (Guideline 15) The design and location of the entrance to the underground parking lot minimizes the number of vehicle crossings over primary pedestrian routes and is not expected to impede pedestrian flow. (Guideline 16) The design of the ground floor will be appealing to pedestrians and will likely include an outdoor café in addition to live/work units. (Guideline 28) Bicycle parking will be provided via the underground parking and hence protected from the weather. There will also be a bicycle storage room at grade, accessed from the back of the building.(guideline 29) The underground parking structure will be accessed by the rear of the building. The building is located on a corner site and as such will avoid having a parking lot on an exterior side yard. (Guidelines 35 & 46) The access driveway will be provided by a Municipal Lane that will be shared by the abutting Urbandale development, thereby helping to improve the pedestrian environment. (Guideline 36) The streetscape environment will feature tree planting and other landscaping measures to help reduce urban heat and create a more comfortable pedestrian environment. (Guideline 52) 37

40 3.3.2 URBAN DESIGN GUIDELINES FOR HIGH-RISE HOUSING PLANNING RATIONALE ZONING BY-LAW AMENDMENT The Urban Design Guidelines for High-Rise Housing document was approved by Council on October 28, The guidelines apply to all proposed high-rise development throughout the City of Ottawa in order to promote and achieve appropriate high-rise development. The guidelines address seven (7) components including: Context, Built Form, Pedestrian and the Public Realm, Open Space and Amenities, Environmental Considerations, Site Servicing and Parking, and Services and Utilities. The proposed development meets the following applicable design guidelines, among others: The proposed building integrates into the surrounding context through the proper massing, setbacks, transitions in building height, and through appropriate design qualities and character. The building line along the street will be maintained, and as such is consistent with the neighbouring buildings fronting on Parkdale Avenue. Further, the lower portion of the building will feature a podium thereby providing the context for a human-scaled streetscape. (Guideline 1) The transition techniques, such as stepping down, setbacks and buffer, scale and massing, and design and character, are appropriate to the site context. (Guideline 4) The distribution of the building s form and mass are appropriate to the scale and proportion of the built surroundings.(guideline 4) The design of the building will create a sense of transition between high-rise buildings and the existing adjacent lower-profile area through the orientation of the building s podium. (Guideline 5) The design of the corner is inviting to pedestrian amenities by wrapping around the street corner and being a focal point in the area. It is also designed to be inset from the building s podium, in order to provide for more outdoor space. (Guideline 8) The orientation and shape of the building s tower has been conceived to minimize microclimatic impacts on site and on adjacent uses. The adjacent buildings, both proposed and existing, have also been considered when evaluating these impacts. (Guideline 10) The orientation, size, and location of the tower have been conceived to minimize the extent and duration of shadowing on adjacent sites and streets. (Guideline 11) The proposed building has the three essential elements to achieve an appropriate building form and mass: a podium, a tower and a top. (Guideline 12) The proposed building s podium supports human-scaled streetscape and quality pedestrian environment through architectural design, quality building materials, and landscaping. (Guideline 13) The building has been designed to include higher floor-to-floor heights for flexibility in accommodating a range of uses and to be adaptable over time. (Guideline 15) The active uses, such as the building s non-residential component as well as the work/live units, will be located along the street facade and will effectively enhance the building s relationship to the public realm. (Guideline 16) The pedestrian entrance to the proposed building is located at grade and directly accessible from the street. (Guideline 17) 38

41 The tower of the building is meant to break up the bulk into smaller segments, while reducing the perception of massing will be achieved through architectural detailing and changes in material and color.(guideline 19) A sufficient separation of 20 metres between towers (adjacent Urbandale tower) has been created in order to allow for light, solar exposure, improved air flow, views and privacy. (Guideline 20) The top of the proposed building will be distinctive and will help to achieve opportunities for sky views.(guideline 21) Along both Parkdale Avenue and Burnside Avenue, trees will be planted 6-8 metres apart in order to enhance the pedestrian and public realm. (Guideline 26) The proposed building will also feature fluid connections to destinations such as the street, transit and other community destinations, thereby helping to achieve safe, accessible and barrier- free pedestrian linkages. (Guideline 29) A landscaped area between the sidewalk and the building will be provided where the live/work units are at grade in order to help define the pedestrian space. (Guideline 33) The provisions of outdoor amenity space for both communal and private areas (such as balconies) have been integrated into the building s design. (Guideline 41) The proposed development will incorporate progressive environmental considerations such as: the building s orientation to take advantage of passive solar gain; the maximization of resource and energy efficiency through environmental site design principles and techniques; through the use of quality materials that are durable and conserve energy, and; treated glass that minimizes any further negative impacts. The slanted south-facing top of the tower has been conceived to collect solar energy. (Guideline 42, 46 & 47) Parkdale Avenue and Burnside Avenue will maintain a wide pedestrian walkway to ensure a direct, safe and continuous link to public sidewalks and other nearby destinations. (Guideline 52) The location of the parking garage is to be accessed from the City-owned laneway so as to not interfere with pedestrian flow. This discreet location prevents it from being a prominent feature along the streetscape. (Guideline 53) All parking for the site will be located underground; within the interior of the site. (Guideline 56) Bicycle parking is to be located so that it is easily accessible to the street and protected from the weather elements.(guideline 59) The mechanical and electrical equipment have been integrated into the building s design. Other utilities and services areas will be located away from public view and away from adjacent properties.(guidelines 61 & 62) As noted above, the proposed development has regard for and meets the majority of applicable design guidelines. 39

42 4.0 REGULATORY FRAMEWORK 4.1 CITY OF OTTAWA COMPREHENSIVE ZONING BY-LAW ( ) The subject site is currently zoned R5B H(37) Residential Fifth Density Subzone B, Maximum Building Height of 37 metres. The purpose of the Residential Fifth Density Zone is to allow a wide mix of residential building forms, including mid-high rise apartment dwellings, in areas designated as Mixed-Use Centres. The R5 Zone also permits ancillary uses to the principal residential use to allow residents to work at home and to accommodate convenience retail and service uses of limited size PARKDALE PARKDALE PARKDALE PARKDALE PARKDALE AVE AVE AVE AVE AVE HINCHEY HINCHEY HINCHEY HINCHEY HINCHEY AVE AVE AVE AVE AVE PARKDALE PARKDALE PARKDALE PARKDALE PARKDALE AVE AVE AVE AVE AVE 99 COLOMBINE DRWY R5B H(37) H(37) 110 FORWARD FORWARD FORWARD FORWARD FORWARD AVE AVE AVE AVE AVE 100 COLOMBINE DRWY BURNSIDE AVE HINCHEY HINCHEY HINCHEY HINCHEY HINCHEY AVE AVE AVE AVE AVE PARKDALE PARKDALE PARKDALE PARKDALE PARKDALE AVE AVE AVE AVE AVE BURNSIDE AVE BURNSIDE AVE FORWARD FORWARD FORWARD FORWARD FORWARD AVE AVE AVE AVE AVE PARKDALE PARKDALE PARKDALE PARKDALE PARKDALE AVE AVE AVE AVE AVE CITY OF OTTAWA EMAPS: R5B H(37) ZONE - 111, 115, 121 PARKDALE AVE & 71 BURNSIDE AVE The R5B Zone permits a range of residential uses including mid-high rise apartment dwellings, defined by the City of Ottawa s comprehensive Zoning By-law as: A residential use building of more than four storeys in height containing four or more principal dwelling units, other than a Multiple Attached Dwelling. 40

43 From Scott Street northward, the entire east side of Parkdale Avenue is zoned R5B. Similarly, lands located to the east of the subject site, on both side of Forward Avenue, are also zoned R5B, as this area is characterized by mid-high rise residential buildings. The Tunney s Pasture federal employment lands located on the west side of Parkdale Avenue are zoned MC F(1.75) Mixed-Use Centre zone with no maximum building height, but containing a Floor Space Index restriction of REQUESTED ZONING BY-LAW AMENDMENT The consolidation of the four (4) separate parcels of lands has resulted in a reinterpretation of yards. Whereas previously the front lot line of 111, 115 & 121 Parkdale Avenue was along Parkdale Avenue, currently Burnside Avenue is considered the front yard for the purpose of the By-law (defined as the shortest property line abutting a street). As a result, the remainder of the lot lines are as follows: Rear lot line is the north property line abutting 107 Parkdale Avenue; Corner lot line is the west lot line that abuts Parkdale Avenue; Interior lot line is the east lot line that abuts the City lane way. INTERPRETATION OF THE YARDS In order to proceed with the proposed development, an application has been filed with the City of Ottawa to amend the current R5B H(37) zone and introduce site specific 41

44 zoning provisions either under the current R5B zone or through the introduction of a Mixed-Use Zone. The table below summarizes the provisions of the R5B H(37) Zone and compares them against the proposed development. Provisions of non-compliance are identified in red under the Proposed heading. R5B H(37) Zoning PROVISION REQUIREMENT PROPOSED Lot Area (min) 675 m² 1,373.5 m² Lot Width (min) 22.5 m 29.9 m Building Height (max) 37 m 105 m Front Yard Setback (min) 3 m 0 m Corner Yard Setback (min) 3 m 1.43 m Interior Yard Setback (min) If located within 21 m of the front lot line: 1.5 m 3.04 m If located further than 21 m from the front lot line: 6 m Rear Yard Setback (min) 7.5 m 0 m Landscape Area (min) 30% (412 m²) 182 m² (13.3%) Parking Requirement Residential Visitor Commercial 0.5 spaces per unit = spaces per unit (after 12 units) = per 100m² of GFA = 3 Total = Total=

45 As a result of the above, a Zoning By-law Amendment is required in order to address the following: > An increase in the Maximum Building Height from 37 metres to 105 metres > A reduction in the Front Yard Setback from 3 metres to 0 metres > A reduction in the Corner Yard Setback from 3 metres to 1.5 metres > A reduction in the Interior Yard Setback from 1.5 metres (for the first 21 metres of lot depth) and 6 metres (after 21 metres of lot depth) to 2.9 metres > A reduction in the Rear Yard Setback from 7.5 metres to 0 metres > A reduction in the required percentage of Landscape Area from 30 % to 13 % > A reduction in the number of required parking spaces provided for both the nonresidential use and for visitors to 18 spaces which will be shared. Shared Visitor and Non-residential Parking The Zoning By-law Amendment seeks relief from the required number of non-residential parking spaces for the retail/commercial use located at grade. With a Gross Floor Area (GFA) of 116 m², the proposed use is required to provide three (3) parking spaces [(116 m² % 100) 2.5 = 2.9]. The proposed amendment requests a reduction to the number of parking spaces from three (3) to one (1). The City s Zoning By-law requirement of 0.2 spaces per dwelling unit for visitor parking is not representative of the actual number of parking spaces to be used on-site. As such, the former City of Ottawa visitor parking rate of spaces per dwelling units (0 for the first 12 units) has been employed to calculate the required visitor parking requirements (totalling 17 spaces). The latter rate represents a more realistic scenario and has been accepted by the City as a standard provision for high-rise developments throughout the City. The combined eighteen (18) visitor and non-residential parking spaces will be located on the first level of the underground parking structure, while the remaining six (6) levels of parking will be exclusively for the residential use. Due to the nature of visitor and non-residential use parking, there is an opportunity to provide for a shared parking arrangement. Typically, non-residential uses, such as a coffee shop, will require parking spaces throughout the day, whereas visitor parking will typically require spaces during the evening. A shared parking arrangement represents a better employment of the required parking spaces. As such, the reduction for the non-residential parking from three (3) to one (1) is considered reasonable, particularly given the nature of the use as well as the availability of on-street parking on the surrounding street network. Building s Height It should be noted that the top floor (32 nd storey), containing the one (1) Penthouse unit will have an ultimate height of 105 metres. Due to the top of the tower s unique design, which incorporates a south facing, angular solar collection panel, the highest point of the building will be metres. In addition to the solar panels, this portion of the tower s top will also 43

46 contain the building s mechanical and service equipment. As per Section 64 of the City s Comprehensive Zoning By-law, the maximum height limits do not apply to solar panels/collectors and mechanical service equipment or penthouse. Given the unique design of the top, further discussion with City Staff may be required in order to confirm this interpretation of the by-law. 5.0 CONCLUSION The proposed residential development would intensify four underutilized properties fronting on Parkdale and Burnside Avenue in the neighbourhood of Mechanicsville. The subject site is well suited for infill and intensification in that it s: located in close proximity to the Ottawa River Parkway, the Tunney s Pasture Employment Area as well as a future Light Rail Rapid Transit Station, resulting in the efficient use of land and existing and planned infrastructure. Moreover, the proposed development is located in an area with several high-rise buildings and also provides an appropriate transition in built form to the mid to low-rise area to the east. The design of the proposed building was influenced by more recent design direction from the City of Ottawa, creating a taller, more slender building with a more distinct podium, tower and top. Further, the proposed Rhombus addresses urban design within the varying scales of context and will help to achieve the objectives and vision of the City of a City of distinct and liveable communities. The proposed development conforms to the intent and objectives of the City of Ottawa Official Plan, Zoning By-law, and supporting documents including the City s Urban Design Guidelines. Given the surrounding land uses, there are no undue adverse impacts resulting from this proposed development. As a result, it is our professional planning opinion that the proposed Zoning By-law Amendment constitutes good planning, and is reasonable and appropriate. Prepared by: Reviewed by: Matthew McElligott, MCIP RPP Planner FoTenn Consultants Inc. Ted Fobert, MCIP RPP Partner FoTenn Consultants Inc 44

47 APPENDIX A PRELIMINARY SITE PLAN 45

48 NOTES: 1) ALL WORK TO BE IN COMPLIANCE WITH LOCAL BUILDING CODES, REGULATIONS AND BYLAWS. 2) ADDITIONAL DRAWINGS MAY BE ISSUED FOR CLARIFICATION TO ASSIST PROPER EXECUTION OF WORK. SUCH DRAWINGS WILL HAVE THE SAME MEANING AND INTENT AS IF THEY WERE INCLUDED WITH PLANS IN CONTRACT DOCUMENTS. 3) DO NOT SCALE DRAWINGS. 4) ALL SUB-CONTRACTORS TO TAKE THEIR OWN ON-SITE MEASUREMENTS AND BE RESPONSIBLE FOR THEIR ACCURACY 5) NOTIFY SHAWN J. LAWRENCE ARCHITECT FOR ANY ERRORS AND/OR OMISSIONS PRIOR TO START OF WORK. SURVEYOR'S REAL PROPERTY REPORT PART 1 Plan of LOTS 1, 2 and 3 (East Parkdale Avenue) REGISTERED PLAN 41 CITY OF OTTAWA Surveyed by Annis, O'Sullivan, Vollebekk Ltd. Tega Developments

49 APPENDIX B BUILDING ELEVATIONS 46

50 NORTH ELEVATION 47

51 EAST ELEVATION 48

52 SOUTH ELEVATION 49

53 WEST ELEVATION 50

54 APPENDIX C SUN SHADOW STUDY 51

55 9 am 11 am 1 pm DECEMBER PARKDALE 3 pm 5 pm 111 PARKDALE

56 9 am 11 am 1 pm JUNE PARKDALE 3 pm 5 pm 111 PARKDALE

57 9 am 11 am 1 pm MARCH/SEPTEMBER PARKDALE 3 pm 5 pm 111 PARKDALE

58 APPENDIX D URBAN DESIGN & COMPATIBILITY (Section & Annex 3) The City of Ottawa s Official Plan addresses Urban Design and Compatibility, with particular focus on how a proposed infill development should relate to an established area. New developments must be sensitive to the existing context and compatible with an established community. As the City continues to grow, the design elements should complement or enhance the unique aspects of a community s history, landscape and its culture. Encouraging good urban design and quality and innovative architecture can also help to stimulate the creation of lively community places with distinctive character that will attract people and investment to the City. Compatible development means development that, although not necessarily the same as or similar to existing buildings in the vicinity, nonetheless enhances an established community and coexists with existing development without causing undue adverse impact on surrounding properties. Compatible development should fit well within its physical context and work well among those functions that surround it. The Design Objectives of the Official Plan are qualitative statements of how the City wants to influence the built environment as it matures and evolves. Together with Annex 3 of the Official Plan, the Design Framework contains a number of Design Considerations which provide direction as to how the Design Objectives and Principles could be met. Even though they do not form part of the Official Plan, the following Design Objectives were considered as part of the design process. As such, the development achieves, among others, the following design objectives and principles set out in Section and Annex 3: 1. To enhance the sense of community by creating and maintaining places with their own distinct identity. City-wide scale: Respecting the integrity of the Parliament buildings, ceremonial routes and other federal symbols. The proposed development is located over three (3) kilometres from the Parliament Buildings and other major civic buildings located in the City s downtown core. As a result, the location of a high-rise building in this area will not negatively affect the integrity of these high-profile institutions. Parkdale Avenue provides the proposed development with direct access to the Ottawa River Parkway and the Tunney s Pasture employment area, both considered federal symbols. The development of high-profile buildings along Parkdale will help to confirm these symbols as places of significance. Reflecting the influence of the City s natural setting, major parks and waterway. The proposed development s location takes advantage of the beautiful natural setting provided by the Ottawa River Parkway, the Ottawa River itself and Gatineau Park. 52

59 This development will provide new vistas to these major natural features thereby allowing for further enjoyment and appreciation of these natural elements. Establishing neighbourhoods and communities of finite size, that are easily traversed on foot and include areas of distinctive character, use and identity through a lively and varied mix of uses and public spaces. The east side of Parkdale Avenue has developed as a residential area with more intensive forms of development along Parkdale and the immediately adjacent streets. The proposed development maintains this division while contributing additional residential density and uses that will enliven the street and attract people to the area. Neighbourhood Scale: Respecting and reflecting historical design elements, development patterns and cultural landscapes of the surrounding area. The proposed development is located along Parkdale Avenue, which has historically accommodated more intensive forms of development and land uses. The established pattern of residential development and preferred building typology has been shorter mid to high rise buildings with mass, largely built to the property lines to create a continuous built edge along Parkdale. Activity and animation at grade has not taken place along the streetscape. The proposed building maintains the existing pattern of development while introducing a more modern aesthetic with respect to the treatment of tall buildings. The podium will contribute to a continuous built edge along Parkdale while a more compact and slender tower setback from the edge of the podium will ensure that the proposed height does not overwhelm the street. Protecting, enhancing or providing vistas of significant natural features, landmark places, major greenspaces, points of interest, and other important symbols of community identity. The site is located in close proximity to major open spaces including the Ottawa River and the multi-use pathway system providing links to the downtown core. Further, units inside the proposed building will offer new vistas of the Ottawa River, but also distant views of Gatineau and the City s downtown core. Enhancing or creating nodes of activity within communities or districts at important junctions and points of interaction where a distinctive urban design character is created, such as through the erection of landmark buildings, and where residential densities support the provision of public transportation and a vital mix of uses and activities. The proposed development will contribute to an established node that includes the employment area of Tunney s Pasture, proximity to rapid transit as well as a well-established residential neighbourhood. The advantage of developing a corner site will be to provide activity at grade as well as showcase the unique architecture in the form of a rhombus that pierces through the podium. Further, additional density in this area will contribute to the necessary critical mass of transit users required to support the City s planned light rail system. Enhancing place-making by locating the majority of a community s population within walking distance of functionally-integrated neighbourhood services, such as community 53

60 facilities, parks, schools, neighbourhood retail centers and employment centres. The subject site is ideally located with respect to proximity to open spaces, parks, retail, employment and transit. More residents to the area will ensure that this neighbourhood will continue to thrive and create the incentive for other neighbourhood retail uses to locate in the area. Street-Scale: Supporting the role of the street as a vibrant space through means such as creating or reinforcing a pattern of building, activity, landscape and amenity that will attract the public. The proposed development will include a larger sidewalk along both sides of the building, to be complemented by street trees. In addition to improving the public realm at grade through streetscaping measures, the proposed development also includes commercial uses at grade that will attract the public and animate the street. Site Scale: Providing architectural gestures memorable pediments, facades or steeples that will provide neighbourhood or distinct landmarks. The proposed architecture of the building, though subject to minor changes, will create a memorable façade and steeple thereby providing the neighbourhood and the City with an attraction and point of reference. Contribute to the identity of the place by enhancing the space between the building face and the street, where such space exists, through means such as landscaping, sculpture, lighting, railings, paving, fountains and street furniture. The space between the building face and the street will contain elements of landscaping, lighting, paving and furniture to help develop an identity of the place. Considering adjoining buildings, topography and the general pattern of heights in the area to determine the scale massing and height of the development. The existing buildings and general pattern of height in the area reflect an evolution in building design and architecture. The existing low-rise buildings along Parkdale and Forward Avenues represent the areas earlier character as a low-profile community. More recently, intensive forms of development, in the form of medium-high rise buildings, were introduced to the area. Many of these buildings were architecturally bulkier and resulted in slab, box-like buildings. Today, there are several newly built and proposed buildings along Parkdale that will be of a similar height to the proposed development, reflecting a more contemporary form of building design. Smaller floor plates for the tower will redistribute the buildings mass in an effort to minimize shadowing on adjacent structures. Building Scale: Using lighting to accentuate and animate buildings. The proposed building will feature ambient lighting or low-levels of illumination in order to accentuate and animate the building at night. 54

61 Incorporating architectural and functional excellence to create distinctive places, enhance local identity and assist in public interaction. The proposed building will enhance the public realm at grade by providing for soft and hard landscaping and adding commercial neighbourhood uses which create spaces for public interaction. The podium has been designed to interface with the street by providing for entrances at grade, through the use of glazing and transparent materials as well as by articulating the front façade. 2. To define quality public and private spaces through development. City-wide Scale: Tying patterns of land use together through means such as providing a continuity and consistency of streetscape and landscape treatment, pedestrian and cycling routes, building setbacks, building heights, signage and lighting treatment. The existing pattern of development along the east side of Parkdale Avenue consists of buildings situated close to the street, thereby limiting sidewalk space and opportunities for landscaping. The proposed development will build upon this pattern of existing development and enhance these elements along its frontage. The building will be setback further from the front lot line in order to accommodate the required road widening, allowing for a greater sidewalk width and more street plantings. Neighbourhood Scale: Providing public amenity space that is visible, usable, well-maintained and accessible. The proposed building includes public amenity space at the corner of the site, allowing it to be visible and accessible to all residents and visitors. Street Scale: Using buildings and trees to define streets, squares, parks and other spaces, and by generally relating their height and massing to the scale and importance of the space they enclose. The proposed at grade experience will feature street trees to help define the street edge. These trees will relate directly to the height of the podium thereby providing for a more human-scale environment. Creating a continuous street-oriented building form around a street block perimeter. The development of the podium at grade will be consistent with the setbacks of the adjacent building being proposed to the north (99 Parkdale). This will effectively create a continuous street-oriented building form in the form of a two storey podium along Parkdale Avenue. Using architectural treatments such as setbacks or projections from continuous building lines, awnings, canopies, alcoves and bays to soften the interface between buildings and the public realm, create usable attractive spaces for pedestrians, add valuable visual emphasis, and foster activity on the street where people move between public and private space. The architectural treatment of the building will include strategically 55

62 placed setbacks, including providing for a 20 metre tower separation from the abutting proposed building (20 metres tower-to-tower). The Rhombus design will form a continuous projection and building line the length of the building and the podium of the building will contain awning, alcoves and bays to soften the interface between the building and the public realm. Anchoring strategic and highly visible locations at the intersection of major roads through means such as strong architectural or design elements (e.g. bringing buildings up to the corner and placing the highest and most interesting portion of a building nearest the corner), capitalizing on design possibilities for both street facades, coordinated streetscape and site design elements (e.g. kiosks, vendors or other pedestrian services and amenities), significant landscaping features, special paving materials, and curb extensions to shorten the distance across the street and larger sidewalk area to accommodate sidewalk activity. The Rhombus shape is a unique and strong design element. The building s tower will be located up to the corner of Burnside and Parkdale Avenues, placing the more interesting portions of the tower nearest to this visible corner. As a result, the design takes advantage of both street facades. Similarly, the treatment of significant landscaping features, paving materials and sidewalk structures will assist in achieving the desired at-grade experience. Site Scale: Providing building occupants with quality, usable amenity space through means such as green areas, rooftop gardens, decorative pools, gardens. The proposed building will feature an outdoor common amenity space for resident atop the podium. Reducing the amount of area devoted to parking by considering means such as alternatives to surface parking (structures, below-grade parking), shared parking, or reduced parking standards or requirements as and where appropriate. The proposed building will feature seven (7) levels of underground parking with ample parking for the residential, visitor and commercial components of the proposed development. Locating service areas (e.g. loading, trash) and service elements (e.g. metres, transformers) away from the public street, pedestrian and cycle pathways and adjacent residences, or, screening them using a variety of methods, such as trees, landscaped berms, decorative walls and fences. The building s design has taken advantage of a municipal laneway accessed via Burnside Avenue. This laneway will be the access/egress point for the underground parking structure, but also include the required service elements. These will be located away from the public street and, as a result, away from pedestrians, cyclists and adjacent residences. Building Scale: Orienting the principal façade and entrances of main buildings to the street (in order of priority: arterial, collector and local, where the site has frontage on more than one street. The principal façade and entrance of the building will front on Parkdale Avenue, the arterial street. 56

63 Using architectural elements, massing, and landscaping to accentuate main building entrances and connecting the entrance to the sidewalk with a well-defined pedestrian way. The rhombus shape will pierce through the podium and the primary entrance will be inverted. This entrance will also have a direct link to the public sidewalk. Landscaping will be a prominent feature of the at grade experience for pedestrians. 3. To create places that are safe, accessible and are easy to get to and move through. City-wide Scale: Creating systems of movement that are well-integrated, continuous networks for pedestrians, cyclists, and vehicles that inter-connect a wide variety of spaces and destinations. The building location and design will offer a system of movement that is well-integrated to the existing context with pedestrian, cycling and vehicular connections to the Ottawa River Parkway as well as to other community destinations. Street Scale: Providing the primary site and building access directly from the street in ways that are clearly identifiable, barrier free and incorporate safe, attractive pedestrian routes. The primary site access is proposed to be directly from the street and will be easily identifiable, barrier free, safe and attractive for pedestrians. Site Scale: Linking public sidewalks, buildings, parking areas, and pedestrian congregation areas with a direct on-site network of pedestrian pathways. Access to and from the proposed building, whether by automobile or by the public sidewalk, will be direct and safe. Designing development with eyes on the street and public spaces that maximize overlooking and safety through means such as preserving unobstructed sight lines for persons passing through public spaces, situating the less private rooms of a building facing the street and avoiding high fences or walls along the street. The podium of the building will features uses (e.g. live /work units, retail, artist s studios, etc) that will provide eyes on the street with a high amount of glazing in order to provide for the transparency of the building s podium. This will effectively maximize overlooking and safety in front of and around the site. 4. To ensure that new development respects the character of existing areas. City-wide Scale: Recognizing that the city is a collection of communities, each with its own history, character and sense of place within the larger fabric. The area along Parkdale Avenue, north of Scott Street, has a distinct community character defined by the presence of a large, government employer and a medium to high-profile residential community. 57

64 Parkdale Avenue currently functions as the divider between employment and residential uses and the proposed development maintains this distinct division. Neighbourhood Scale: Considering infill and redevelopment as opportunities to enliven and create a sense of visual interest and delight. The architecture and built form of the proposed building will enliven the street and create visual interest. A two-storey podium with groundoriented work/live units and a small, neighbourhood commercial use at grade, such as a coffee shop, will contribute to the animation of the streetscape. The tower of the building is pulled back from the edge of the podium and the continuity of the rhombus projection throughout the building will create a sense of visual interest and delight. Facilitating the evolution of existing neighbourhoods and communities towards the vision set out in Council-approved area or community plans. The Mixed-Use Centre designation is identified in the City s Official Plan as an area intended to accommodate growth and intensification due to its location in proximity to public transit. The Plan requires that new residential development be medium and high density and as such the proposal is consistent with the vision set out in the Official Plan. Incorporating lot area and yard dimensions that respect the existing pattern of development. The development incorporates lot areas and yard dimensions that respect the existing patterns of development. In particular, the proposed Urbandale development to the north has the exact same lot dimensions as the Tega proposal. Further, the abutting existing building on Forward Avenue has the exact same lot dimensions as both the Tega and Urbandale properties combined. The primary difference being the newly proposed buildings reflect a more contemporary architecture and built form, whereas the existing slab building reflects a different era of architecture. The podium of the proposed building has a larger footprint than the tower in order to fill the site at grade, creating a continuous built edge along both Burnside and Parkdale Avenues. The tower and top of the building are smaller and narrower, consistent with the Urban Design Guidelines for High-rise Buildings. Street Scale: Addressing the impact of the height of medium / tall buildings by maintaining lower building profiles adjacent to streets and open spaces, while setting back the upper storeys across the front façade. The proposed development maintains a lower building profile adjacent to the street by incorporating a two-storey podium and setting back the tower from the edge of the podium. The site is bound by two public streets and a municipal lane and therefore only interfaces with the proposed Urbandale building to the North. In order to respond to this future condition, a 10 metre setback from the northern property line has been incorporated into the design. Once both towers are built, a 20 metre setback will be provided to allow light, air and views to penetrate through to the adjacent properties. 58

65 Site Scale: Providing transitions to ameliorate negative impacts of large differences in scale between new and existing development. The proposed development incorporates elements such as increased setbacks and change in materials. The buildings top is all curtain walls (e.g. glass and spandrel panel). The tower has been massed by using different materials along with the inclusion of the Rhombus fenestration that penetrates through down to the ground floor. Addressing the impact of the height of medium / tall buildings by means such as: incremental changes in height; providing substantial space separation or planting buffers. The proposed building has addressed the impacts of height through the provision of incremental changes in height. Levels 3 through 9 have a slightly larger floor plate that is raised at the north elevation. A 10 metre setback from the north building face to the property line provides substantial space separation for the adjacent properties. The at-grade landscaping will provide for a more humanscaled experience. Building Scale: Addressing the impact of the height of medium / tall buildings by means such as: adding cornice lines midway up the new structure which approximate the height of adjacent buildings. The architecture of the building addresses the impact of the height by adding cornice lines at midway points of the new structure, specifically at the 9 th, 11 th, 23 rd and 25 th floors. The 9 th floor cornice line will match the abutting building located on Forward Avenue. Creating a sense of human scale and visual interest within the first three floors of a building by means such as: the use of architectural massing and detailing; the use of materials, colour, finishes and/or other similar design treatment; the use of a high percentage of clear glazing / transparency; the provision of pedestrian-oriented uses at grade. The pedestrian experience at grade will be enhanced by the architecture of the building s podium through the use of detailing and colour, but also by using a considerable amount of fenestration. By offering retail uses at grade, pedestrians will also have the opportunity to further enjoy this location. 5. To consider adaptability and diversity by creating places that can adapt and evolve easily over time and that are characterized by variety and choice City-wide Scale: Optimizing choice and availability of options in housing, employment, services and transportation for future occupants in the design of neighbourhoods and communities. The Parkdale Avenue area benefits from the presence of a large, government employer that acts as a community focal point. The federal government intends to relocate jobs to this location and expand upon the existing facilities. The community has developed around the Tunney s Pasture federal government complex and includes all types and densities of residential development. The area is also well- 59

66 served by public transit, which is to be upgraded from Bus Rapid Transit to Light Rail Transit in the near future. Given these existing conditions, the proposed development fits well within this existing context and will support the continued function of this node. Neighbourhood Scale: Integrating a variety of building forms throughout larger areas. The area of Parkdale is characterized by a variety of building forms ranging from single detached to highrise buildings. There are also several commercial buildings in the area. The proposed development will contribute to the range of building heights that currently exist along Parkdale Avenue and into the community towards the east. Street Scale: Designing development to infill empty spaces between buildings, and between buildings and the street edge, over time through such means as phased building expansion, the location of parking and on-site circulation, landscape treatment, fencing, and site features. The consolidated lots are currently occupied by four separate buildings. The proposed development will create a continuous street edge, introduce a more pleasant pedestrian realm with wider sidewalks and landscape elements and locate vehicular parking underground. Site Scale: Incorporating a mix of uses within individual buildings and on the site. Again, the proposed building will contain both residential and commercial uses. There is also an opportunity for work/live type units and artists studios in the podium. Designing sites and buildings with sufficient flexibility to allow for their expansion or adaptive re-use at a later date (e.g. floor to ceiling heights, building depths, positioning on the site). The podium design has taken into account flexibility to allow for its adaptive re-use in the future if required and the floor-to-ceiling height being proposed is superior to comparable buildings in the City. 6. To understand and respect natural processes and features, and promote environmental sustainability in development. City-Wide Scale: Maximizing the planting of public and private areas, utilizing native species where appropriate and using a diversity of species for overall environmental quality. As part of the concept site and landscape plan, the site will maximize plantings wherever possible. A diversity of species and planting will contribute to an overall environmental quality. Street Scale: 60

67 Orienting the street network and/or building patterns to maximize the opportunity to incorporate passive solar heating. The orientation of the building tower has been designed to maximize opportunities for passive solar heating. Creating green streets that serve to extend or connect environmental features and landscapes through means such as vegetation in widened boulevards and linear greenspace within the right-of-way. Again, the landscaping elements, such as street trees, will connect with the adjacent Urbandale development thereby providing for a linear greenspace that extends towards the Ottawa River. Building Scale: Incorporating green building technology to ensure resource efficiency, including the use of recycled, renewable, and reused resources to the maximum extent practical. The proposed building will feature south facing solar panels on the building s top. This collected solar energy will be used either within the building or be transmitted back to the hydro grid. Images of the proposed building in the existing context: City-wide Context; Neighbourhood Context; Street Context; Site Context; and, Building Context are provided in Appendix E of this Planning Report 61

68 APPENDIX E SITE CONTEXT PHOTOS 62

69 VIEW OF PROPOSED RHOMBUS AS SEEN FROM NATIONAL ART GALLERY

70 VIEW OF PROPOSED RHOMBUS LOOKING WEST ON QUEEN STREET

71 VIEW OF PROPOSED RHOMBUS LOOKING WEST ON THE PARKWAY

72 VIEW OF PROPOSED RHOMBUS LOOKING EAST ON THE PARKWAY

73 VIEW OF PROPOSED RHOMBUS LOOKING SOUTH ON PARKDALE AVE. VIEW OF PROPOSED RHOMBUS LOOKING NORTH ON PARKDALE AVE. FROM SCOTT STREET

74 VIEW OF THE RHOMBUS PODIUM VIEW OF THE RHOMBUS PODIUM VIEW OF THE RHOMBUS PODIUM VIEW OF THE MUNICIPAL LANEWAY

75 VIEW OF PROPOSED RHOMBUS TOP - EAST ELEVATION VIEW OF PROPOSED RHOMBUS TOP - WEST ELEVATION

76 VIEW OF 99 PARKDALE AND RHOMBUS BUILDINGS SHOWING 20M TOWER-TO-TOWER SEPERATION VIEW OF TUNNEYS PASTURE FROM THE ADJACENT BUILDING