Urban Design Review Panel Submission. The Ottawa Train Yards - Office Development. 405 Terminal Avenue. 17 April Table of Contents.

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1 Table of Contents PHOTOGRAPHS OF EXISTING SITE CONDITION URBAN DESIGN BRIEF PART A: Summary and Response to City Urban Design Guidelines and Policies PART B: Site Specific Urban Design Objectives PART C: Contextual Analysis PART D: Project Massing and Figure Ground Relationships PART E: Perspective Views of Project SITE PLAN LANDSCAPE PLAN BUILDING ELEVATIONS SITE SERVICING PLAN Page

2 395 Terminal Avenue 405 Terminal Avenue View 5 View 1 View 2 View 3 View 4 Photographs of Existing Site Condition (Camera Location) 1

3 VIEW ALONG TERMINAL AVENUE LOOKING WEST (View 1) Photographs of Existing Site Condition 2

4 VIEW ALONG TERMINAL AVENUE LOOKING EAST (View 2) Photographs of Existing Site Condition 3

5 The Ottawa Train Yards - Office Development VIEW OF SUBJECT SITE LOOKING NORTHEAST (View3) Photographs of Existing Site Condition 4

6 The Ottawa Train Yards - Office Development VIEW OF SUBJECT SITE LOOKING NORTH (View 4) VIEW OF FROM SUBJECT SITE LOOKING SOUTH (View 5) Photographs of Existing Site Condition 5

7 URBAN DESIGN BRIEF PART A1: SUMMARY & RESPONSE TO CITY URBAN DESIGN GUIDELINES AND POLICIES The City's Official Plan promotes intensification as a major element in its growth management strategy. It encourages the intensification of urban sites to make best use of existing municipal infrastructure, to promote sustainability in terms of the delivery of municipal services and to avoid the capital and operating costs associated with servicing greenfield development. The Ottawa Train Yards mixed use development, stretching along Terminal Avenue, is an ideal candidate due to its ability to efficiently and economically connect to existing networks and services. These include: - Public Transportation: The site currently is well served by BRT with stations at Hurdman Station and Train Station which will, in future to be converted to LRT. It will also be served by buses operating on Terminal Avenue as part of the City's future Hospital Links Corridor. PARLIAMENT HILL SUBJECT SITE - Vehicular Routes: The site is accessed from the Queensway by an existing interchange serving all directions, by arterial roads along the Vanier Parkway and Riverside Drive and by Industrial Avenue, Belfast Road and Trainyards Drive. - Pedestrian Linkages: The site and neighbourhoods in all directions are served by a network of existing sidewalks along Industrial Avenue, Riverside Drive, Alta Vista Drive and the Vanier Parkway. Future development of this area may justify the re-opening of an existing tunnel under the rail tracks connecting Terminal Avenue to the Train Station and, ultimately, to the pedestrian bridge proposed by the City of Ottawa spanning the Queensway to link the Alta Vista and Overbrook communities. Recreational paths have been established along Trainyards Drive within the Ottawa Train Yards master plan. The Ottawa Train Yards Mixed Use Development - Established Bicycle Routes: The site is served by an existing network of paths or lanes along Industrial Avenue, Trainyards Drive and Alta Vista Drive. - Municipal Services: All necessary services and utilities exist or are in close proximity. 6

8 URBAN DESIGN BRIEF PART A2: RESPONSE TO URBAN DESIGN ISSUES IDENTIFIED AT PRE-CONSULTATION General: The building footprint has been reversed from what was originally shown at the URDP preconsultation with loading moved to the west side and a multi use pathway added along the east boundary. The addition of the landscaped strip offers an opportunity for quality amenity space, a link to existing and future green features and pathways. With respect to fitting in with the greater context, the landscaped edge acknowledges the heritage value of the Ottawa Train Station by protecting views and providing flexibility for a potential link which is especially important with the future of the adjacent property is unknown. Building Design: Further to the comments above, in addition to flipping the floor plan, the building design has been revised to focus more on the southeast corner of the site, taking full advantage of existing, new and potential landscape features, pathways and linkages. The building form has also been further developed. Articulation at grade encourages occupants to make better use of the exterior amenity space and creates an opportunity for a variety of uses, potentially including retail if viable in the future. Special attention was paid to the upper floors in an effort to address long views from the north and frame views of the train station from the south. The panel s comments about the architectural expression being too similar to 395 Terminal Avenue were considered and have been incorporated to some extent. While the materials remain similar, the application differs, primarily as a result of the new building form. The heavy concrete banding along the top has been removed and, rather than changing colours, it was felt that the addition of silver at one end of the pallette and black at the other would effectively maintain some continuity yet subtly distinguish the new building from its predecessor. View along Terminal from east View along Terminal from west View along Queensway from north 7

9 URBAN DESIGN BRIEF PART A2: RESPONSE TO URBAN DESIGN ISSUES IDENTIFIED AT PRE-CONSULTATION (cont d) Open Space / Landscape The property immediately east is held by others and the future is unknown. As a result of the preconsulation, has been completely re-worked to address the panel s concerns and now provides flexibility for future development with a wide range of possibilities. The addition of the landscaped strip along the east property line offers an opportunity for animation and activity. It will effectively link the future multi-use pathway with existing and future green features and pathways. Southeast corner at future MUP Site Circulation and Streetscape: Vehicular and service access to the site remains at the west side of the property and the drive aisle is 12m from the adjacent access to 395 Terminal Avenue. As recommended, City Staff has reviewed and has confirmed that it conforms with the Private Approach Bylaw and is acceptable. Southeast corner at future MUP Opportunity for activity at landscaped area along future MUP 8

10 URBAN DESIGN BRIEF PART B: SITE SPECIFIC URBAN DESIGN BRIEF Parkette on Terminal Avenue connection to pathways and future MUP Terminal Avenue streetscape Terminal Avenue sidewalk connection at future MUP Urban edge along Terminal Avenue Terminal Avenue environment consistent with TOD Plans Landscaping along building engages future MUP 9

11 URBAN DESIGN BRIEF PART C: CONTEXTURAL ANALYSIS SUBJECT SITE Items of Consideration: Abutting Properties Key Destinations and Linkages RIVERSIDE DRIVE PARK HURDMAN STATION CANADA POST EXISTING 8 STOREY BUILDING 395 TERMINAL AVE. VANIER PARKWAY HIGHWAY 417 Transit Stations Transportation Networks OTTAWA TRAIN STATION Cars Pedestrians Focal Points/Nodes Gateways Parks/Open Spaces Topography Views Towards the Site Urban Patterns FUTURE DEVELOPMENT EXISTING ORIGINAL WAREHOUSE DISTRIBUTION CENTRE PARKETTE EXISTING BOILER PLANT FUTURE DEVELOPMENT Public Art Historical Resources INDUSTRIAL AVENUE WALMART Current Links Future Links OTTAWA TRAINYARDS RETAIL DEVELOPMENT Proposed Development Plan 10

12 URBAN DESIGN BRIEF PART D: PROJECT MASSING & FIGURE GROUND RELATIONSHIPS Massing and Figure Ground Relationships: The height, floor area and positioning of the building have considered provisions of the Zoning Bylaw applicable to as well as future commercial office development planned adjacent to the site and on the south side of Terminal Avenue. Consistent with municipal planning objectives, this includes the locating of the building abutting the municipal right-of-way to create what will evolve, with build-out of future development, an effective urban edge along Terminal Avenue. The positioning of the building forward on the site serves to shield surface parking to the north from the view of passers by. It also provides a reasonable setback of the building from the active rail lines to the north. 11

13 URBAN DESIGN BRIEF PART E: PERSPECTIVE VIEWS OF PROJECT 12

14 The Ottawa Train Yards - Office Development Site Plan 13

15 The Ottawa Train Yards - Office Development Landscape Plan 14

16 METALLIC GRAY COMPOSITE ALUMINUM PANELS METALLIC GRAY COMPOSITE ALUMINUM PANELS METALLIC SILVER CANOPY CLEAR VISION GLAZING SPANDREL GLAZING CLEAR VISION GLAZING SPANDREL GLAZING PRECAST CONCRETE CANOPY East Elevation PRECAST CONCRETE CANOPY North Elevation METALLIC GRAY COMPOSITE ALUMINUM PANELS METALLIC SILVER ENTRANCE CANOPY METALLIC GRAY COMPOSITE ALUMINUM PANELS METALLIC GRAY COMPOSITE ALUMINUM PANELS METALLIC SILVER CANOPY CLEAR VISION GLAZING CLEAR VISION GLAZING SPANDREL GLAZING SPANDREL GLAZING PRECAST CONCRETE CANOPY West Elevation METALLIC GRAY COMPOSITE ALUMINUM PANELS South Elevation METALLIC SILVER ENTRANCE CANOPY Building Elevations 15

17 The Ottawa Train Yards - Office Development Site Servicing Plan 16