Bel-Air Lexus Automobile Service Station

Bel-Air Lexus Automobile Service Station Design Brief 443-447 McArthur Avenue Ottawa April 30, 2015 14-1299-MCA

Site Details Application: Site Plan Control Legal Description and Municipal Addresses: 443 McArthur Avenue PLAN 300 W PT LOT 154 PT LOT;153 MCARTHUR N 445 McArthur Avenue PLAN 300 LOT 152 PT LOT 153 447 McArthur Avenue PLAN 300 W PT LOT 150 LOT;151 MCARTHUR N General Purpose and Vision: The proposed automobile service station will form part of the existing Bel-Air Toyota and Bel-Air Lexus businesses along the four corners of McArthur Avenue and May Street. As is the case across McArthur Avenue to the south with the Bel-Air Toyota dealership and complementary Bel-Air Toyota service building located on either side of May Street, the proposed development has been planned to perform automobile servicing as a corresponding business to the existing Bel-Air Lexus dealership across May Street to the west. 2

Design Statement The proposed 6m-high building is situated on the north-east corner of MacArthur Avenue and May Street. It is meant to be a sister building to the Lexus Showroom building on the north-west corner, both in appearance, and as a dedicated service facility. Accordingly, its predominant exterior is made up of expansive aluminum curtainwall glazing and silver pre-finished aluminum composite paneling, with an aluminum-clad angled overhang and perimeter fascia to match the Showroom building. The front wall of the building is sited 600mm from the MacArthur Avenue property line. The clear glass curtainwall runs its full length, so as to create a traditional main street facade, with cars that have entered the building seemingly on display. One man-door has been provided along this frontage for exiting only which maintains the look of having an entrance on the front wall. The corner side yard continues the glazed theme around the corner, including fully-glazed overhead doors for car access, terminating against an aluminum composite panel mass. The principal entrance is annunciated by a projecting aluminum and glass vestibule, again reminiscent of the Showroom building. Customers enter the service reception area either from the small adjacent outdoor parking area, or from the double service drive-in. Cars are driven from there by staff to ground floor service bays or to basement storage. Cars leaving the service bays exit along the north side back to May Street. The north side also provides for parts deliveries and for access to upper level staff facilities. The street-front glazing will also wrap around the east side of the building to preserve identity from the east, and afford a signage location. In this case the glazing will be opaque, as a back-up fire-rated wall is required here. The balance of the east and north facades will be clad with insulated metal panels to match the silver-toned aluminum composite panels. 3

Context Plan Surrounding Land Uses North: Residential single detached dwellings East: Restaurant South: Bel-air Toyota Showroom (440 and 450 McArthur Avenue) and Bel-air Toyota Automobile Service Centre (434 and 436 McArthur Avenue) West: Bel-air Lexus Showroom (435 McArthur Avenue) 4

Context Plan 5

Site Photos View of Subject Property looking North-East 6

Site Photos View of eastern side of the McArthur-May Intersecton (looking East) showing the Bel-Air Toyota Dealership at 450 McArthur. 7

Site Photos View of the North-West Corner of the McArthur-May Intersection (Bel-Air Lexus Dealership at 435 McArthur). 8

Site Photos View from the North-West corner of the intersection (view of the Toyota Dealership and Toyota Service Station on the south side of the intersection) 9

Site Photos View of the four corners of the McArthur-May Intersection. Photo taken from the north side of the intersection facing south. 10

Building Design Site Plan 11

Building Design Basement Plan 12

Building Design Ground Floor Plan 13

Building Design Mezzanine and Second Floor Plan 14

Building Design North and South Elevations 15

Building Design West and East Elevations 16

Southwest Perspective View 17

Southeast Perspective View 18

Northwest Perspective View 19

Landscape Plan 20

Relationship to the Public Realm The building has been set close to the street with a front façade almost entirely made up of windows. Vehicles on the ground floor will look like they are on display to pedestrians passing by. The height will match the two storey vision for the ultimate traditional mainstreet context as the street transitions to a more pedestrian and cyclist friendly streetscape. The planting design frames and defines the site creating a natural buffer between both streets and proposed building and drive aisles. 198 m2 of the right-of-way for both McArthur Avenue and May Street will be improved with new landscape features. As recommended in the City of Ottawa Urban Design Guidelines for Traditional Mainstreets, the trees to be planted along McArthur Avenue will create interest along this important roadway. Other landscape features of the property include the use of riverwashed stones as a ground cover in areas with limited space and the installation of a 2.5 metre high wooden noise attenuation barrier. This noise attenuation barrier will be located along the northern property line abutting residential properties and will ensure the new development is well integrated within this mixed-use neighbourhood. 21

Traditional Mainstreet OP Designation 22

Consistency with the Official Plan Section 3.6.3 Mainstreets The property is designated as Traditional Mainstreet. The proposed automobile service use is not permitted by Policy 8 of the OP; therefore, an Official Plan Amendment and Zoning By-law Amendment to permit the use were applied for and approved in recognition of the unique characteristics of the site and surrounding development. The OP recognizes the diversity of main street character throughout the City and acknowledges that future development should take into account the existing character of the street and surrounding areas. Mainstreets are intended to evolve over time to incorporate more dense development that will be supported by walking, cycling and transit use. The Subject Property is located on a portion of a Traditional Mainstreet that does not fit the typical definition of a Traditional Mainstreet as per the OP. The street is automobile-oriented with two lanes of traffic and no on-street parking. Much of the existing development is single-storey with substantial on-site vehicular parking areas in the front and side yards. For areas such as these, the OP encourages redevelopment that defines the street edge, contributes to the streetscape and public realm and is supportive of walking, cycling and transit (Policy 10). The proposed development will be located close to the street to define the street edge, will be composed of two storeys, will contribute to a more contiguous streetscape and will provide architectural interest along McArthur Avenue. By contributing to a more interesting and aesthetically-pleasing public realm, the design of the development will also contribute to the encouragement of walking and cycling along McArthur Avenue. The majority of the parking (21 spaces) is proposed to be located underground with only four spaces located outside in the corner side yard, away from the McArthur Avenue street frontage in order to minimize impacts to the streetscape. The at-grade parking in the corner side yard will be screened with landscaping to further mitigate any potential impacts to pedestrians and the general public realm in accordance with Policy 9. 23

Consistency with the Official Plan Section 2.5.1 Designing Ottawa The proposed development is consistent with the 7 design objectives of Section 2.5.1: 1. To enhance the sense of community by creating and maintaining places with their own distinct identity: The development forms part of an existing business community of automotive uses on the four corners of McArthur and May. The development maintains this identity while proposing a design that is more in line with the typical design of a Traditional Mainstreet. 2. To define quality public and private spaces through development: The proposed development consists of quality architecture that will define the private space. 3. To create places that are safe, accessible and are easy to get to, and move through: The development possesses an access off of May Street in order to maintain the McArthur Avenue right-of-way as a place that is continuously safe for pedestrians and cyclists. The signalized intersection makes it safe and easy to access and exit the site and the layout provides for a simple flow of vehicles through the property and building. 4. To ensure that new development respects the character of existing areas: The new development respects the existing character of the corner of McArthur and May which acts as a hub for automotive business. While respecting the existing character, the design is also consistent with the planned context of the area, i.e. pedestrian and cyclist friendly streets with buildings set close to the street and commercial uses on the ground floor. 24

Consistency with the Official Plan Section 2.5.1 Designing Ottawa (Continued) 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. The use and building consist of a logical completion of the four corners of the intersection and contribute to a greater degree of diversity and choice for the area s local economy. 6. To understand and respect natural processes and Rooftop stormwatfeatures in development design: Solar tinted glass (still transparent) is proposed for the exterior of the building for greater energy efficiency. Rooftop Stormwater management is also proposed. 7. To maximize energy-efficiency and promote sustainable design to reduce the resource consumption, energy use, and carbon footprint of the built environment: Energy efficiency will be further maximized through the use of LED lighting and energy efficient mechanical equipment. The proposed development complies with the design objectives of Section 2.5.1 by incorporating high quality design that is compatible with surrounding land uses and the Traditional Mainstreet designation. The design is complementary with the existing designs of the surrounding automobile uses on the McArthur/May Street intersection. The building s orientation, height, and windows allow for a more attractive streetscape and design to emerge in a design priority area in a manner that is safe, accessible and practical. 25

Consistency with the Official Plan Section 4.11 Urban Design and Compatible Development Section 4.11 strives to achieve compatibility through appropriate land use designations. The North-West, South- East and South-West corners of the McArthur/May intersection are all permitted automobile sales and service uses which have been designed to enhance the public realm and provide for an attractive streetscape. The approved official plan amendment and zoning by-law amendment now permits an automobile service use on the fourth corner. The building is set close to the street with a minimal interior side yard for a more contiguous streetscape. The façade is comprised of 77% glazing with transparent windows visible from the street. The height is 7.72m which comprises the ground floor and second floor/mezzanine which is consistent with the planned streetscape for traditional mainstreets. The building will be a pleasant design addition that will assist in transitioning this portion of McArthur Avenue towards the planned context envisioned for the mainstreet. A practical consideration of the existing uses on all four corners in relation to the proposed development demonstrates the compatibility of the proposal with the surrounding area. Attention has also been paid to compatibility with the residential uses to the north where the side and rear yards of three properties abut the Subject Property. A 2.5m high wooden noise fence will be installed along the northern property line. Discussions are currently taking place with the neighbours to determine the ultimate finished look of the noise wall (i.e. landscaping, materials and colour) so that it is aesthetically pleasing and buffers any potential noise for the neighbours to the north. On the side of the automobile service station, the noise wall materials will match the exterior materials of the proposed building. The construction of the building will likely contribute to a greater sense of privacy than the current situation for the residents to the north. All of the service areas are contained within the building and are not visible from the public realm. Refuse will also be stored within the building and collected daily so that there is no impact to neighbours. 26

Urban Design Guidelines for Traditional Mainstreets The proposed structure enhances the existing character of McArthur Street in a manner that is compatible with the existing automobile and commercial uses along McArthur as well as the residential uses immediately north. The building incorporates high quality built form with large windows facing the street, a building orientation that defines the McArthur street edge and orients parking and service entrances away from the main street to minimize interruptions to the pedestrian environment, a substantial height that will match the two-storey vision for the McArthur Traditional Mainstreet, and signage that is attractive and respectful of the existing character of the street. The following applicable guidelines were incorporated into the design as follows: 1. The existing buildings in this area are setback further from the street; however, in accordance with the plans and vision for traditional mainstreets, the building has been set close to the street 2. Trees and vegetation will be planted along McArthur Avenue and around the corner to May Street to add additional greenery and buffer to the residential areas further north. 3. The existing concrete sidewalk has been maintained and the strip of landscaping in between the sidewalk and the building will be enhanced with trees and vegetation to improve the streetscape. 8. The building design complements the design of the Bel-Air Lexus dealership across May Street and provides a modern and interesting design with an abundance of glazing. 9. The building is of a height of 7.72m so overlook to the residential area to the north is minimal. 27

Urban Design Guidelines for Traditional Mainstreets 10. The ratio of building height to road corridor width is approximately 1:3, which is considered ideal for a traditional mainstreet located outside of the urban core. 11. The majority of the façade of the building, particularly that facing the traditional mainstreet, is composed of transparent windows. 16. In order to minimize an interruption to the traditional mainstreet, access to the site and parking is located in the corner side yard; however, special treatment in the form of landscaping will be located at the corner of the two public streets. The same level of architectural detailing has been provided along the front and corner walls. 17. The existing sidewalk is separated from the property line (and proposed building) by a strip of landscaping; therefore, the design has not incorporated pedestrian weather protection as the strip will be enhanced by additional vegetation. 18. As the use is an automobile service station, it is unlikely that patrons will be arriving by bicycle; however, bicycle parking has been provided in a well-used area of the basement for use by staff. 23. Vehicular access to parking occurs via the May side street. Parking is permitted in the corner side yard for this development but will be screened by landscaping. 25. The landscaped buffer around the parking lot was reduced through the zoning by-law amendment. Landscaping to screen the drive lane into the building (which abuts McArthur) will be screened with landscaping where possible. 28

Urban Design Guidelines along Traditional Mainstreets 27. As there is currently no street parking on McArthur Avenue and the building will provide for an automobile service use, a reasonable number of parking spaces is required. Only four of the parking spaces are located outdoors. The rest are located underground. 28. All vegetation selected will be tolerant to urban conditions. 31: The zoning by-law amendment permitted a landscaped area width of 0.6m abutting the residential area. The reduction will be mitigated by the noise fence. 32. The building will incorporate solar tinted windows, LED lighting and energy efficient mechanical equipment to increase its overall energy efficiency. Rooftop stormwater management has also been provided. 33. The signage on the façade will be consistent with the signage at the Bel-Air Lexus Dealership across the street and is respectful of the scale of the building and the existing streetscape. 38. All service activities and utility equipment will be contained within the building so that there is no impact to the public realm. 39. Lighting will be mainly wall mounted down lighting which will accentuate and animate the building. 40. All lighting will be directed inwards toward the building and away from any neighbours. 41. As noted with regards to guideline 39, the wall mounted down lighting to be provided is appropriate for the use and the existing context. 29

Zoning Compliance and Site Statistics Zoned TM[xxxx] Development Standard Required Provided Gross Floor Area - 1,451 m2 Minimum Lot Area No Minimum 1,825m2 Minimum Lot Width No Minimum 54.89m Maximum Front Yard Setbackl 2m 0.6m Maximum Interior Side Yard Setback 3m 1.048m Maximum Corner Side Yard Setback 3m 13.66m Minimum Rear Yard Setback 6m 6.20m Building Height Minimum 6.7m Maximum 20m 7.72m Maximum Floor Space Index Minimum Width of Landscaping Abutting Residential Zone No Maximum 0.6m 0.6m Minimum Width of Landscaping Around Parking Lot 0.6m 0.6m (minimum) Minimum Number of Parking Spaces 2 x 10 service bays = 20 spaces 25 (4 outdoor, 21 indoor; 1 is barrier-free) Minimum Number of Bicycle Spaces 1 per 1500m2 GFA = 1 space 2 (indoor) 30