DESIGN GUIDELINES CITY OF OTTAWA

DESIGN GUIDELINES CITY OF OTTAWA DECEMBER 17, 2015 BASED ON THE ISLES: DOMTAR LANDS REDEVELOPMENT MASTER PLAN DATED APRIL 22, 2014 AND PREPARED BY PERKINS+WILL

ZIBI DESIGN GUIDELINES Prepared by FOTENN Consultants Inc. 223 McLeod Street Ottawa, Ontario K2P 0Z8 Based on The Isles: Domtar Lands Redevelopment Master Plan prepared by Perkins+Will and dated April 22, 2014 December 17, 2015

OVERVIEW Zibi is the redevelopment of the former Domtar Lands in the City of Ottawa, including both the Chaudière and Albert Islands. It proposed to transform the derelict and contamniated land into a world-class, sustainable community that combines the best of urbanity integrated with a vibrant waterfront. The transformed lands will provide public access to sections of the Ottawa riverfront that have been closed off for generations. The site consists of both Chaudière and Albert Islands. These islands are physically disconnected from both cities by river channels and present an opportunity to create a unique sense of place amongst the heritage buildings on both islands. The redeveloped lands will feature a mix of uses in a compact form integrating existing heritage resources where possible, and emphasizing sustainable and active transportation through a network of shared streets that prioritize pedestrians and cyclists over automobiles. PURPOSE AND APPLICATION The purpose of these guidelines is to provide urban design guidance at the planning application stage in order to assess, promote and achieve development as was originally planned within the Zibi district. Specific site context and conditions will also be reviewed in conjunction with these guidelines. These guidelines are to be applied throughout the Zibi Ontario lands, including both the Chaudière and Albert Islands. The guidelines are not to be universally applied to every building proposed, but are instead intended to provide general design direction for the creation of a world-class, sustainable, mixed-use community that will be a destination within the City for years to come. ZIBI ONTARIO DESIGN GUIDELINES DECEMBER 17, 2015 2

DEVELOPMENT PRINCIPLES To promote development that celebrates the long heritage of the lands; To promote development that connects seamlessly with the surrounding community and the broader Capital Region; To promote healthy living; To promote ecological renewal and sustainability; To promote and provide access to a vibrant waterfront; To create a complete commmunity with a broad range of uses; To promote and incubate innovation and creativity; and To create and enhance views, both to and from the islands. OFFICIAL PLAN AND BY-LAW DIRECTION Zibi is situated within the Central Area land use designation in the Official Plan. The Central Area is the economic and cultural heart of the City and a broad range of uses that foster day/night, year-round activity are encouraged. New buildings are to reflect a human scale of development and will result in a significantly enhanced pedestrian realm. The Central Area is made up of several distinct districts, including the new Zibi district, each with their own identity and character. [City of Ottawa Official Plan, Section 3.6.6] Annex 8A of the Official Plan identifies protected view corridors within the Central Area. These corridors are aimed at protecting the visual integrity and symbolic primacy of the Parliament Buildings and other national symbols. Annex 3 of the Official Plan contains design considerations that illustrate ways to achieve the Design Objectives and Principles of Section 2.5.1 fo the Official Plan. All other policies of the Official Plan, applicable regulations, the Private Approach By-law, Sign By-law, and Zoning By-laws must be met. In addition, respect the municipal and provincial policies specifically related to additions and infill associated with heritage buildings and areas. 3 ZIBI ONTARIO DESIGN GUIDELINES DECEMBER 17, 2015

CONTEXT AND CHALLENGES Zibi is situated along the shores of the Ottawa River, on the Chaudière and Albert islands. Being physically disconnected from the rest of the City, Zibi has an opportunity to create a unique sense of place and community on the islands. The site is situated between the Cities of Ottawa and Gatineau, along one of five major vehicular crossings between the two cities. The Booth Street corridor, which links the City of Gatineau to the north with Highway 417 and Carling Avenue to the south, is a major vehicular connection which handles significant volumes of traffic. It will also provide the only vehicular connection to Zibi from either Ottawa or Gatineau. Currently, the road has a four-lane configuration adjacent to the site, narrowing to two lanes across the bridge. Pedestrian facilities are currently only provided on the east side of the bridge, with sidewalks on both sides of the street extending south from the site. To assist in facilitating the vision of a sustainable community, the Zibi Master Plan put forth a vision that included a renovation of the corridor to include bike lanes and pedestrian facilities continuing on both sides, across the bridge north to downtown Gatineau and south to LeBreton Flats. Discussions between the Cities of Ottawa and Gatineau are ongoing regarding the renovation of this corridor. The Chaudière and Albert Islands have a long and rich heritage, both aboriginal and industrial, that must be highlighted by the Zibi development. Zibi must create a unique sense of place while responding to the heritage elements and highlighting the long aboriginal and industrial history of the site. OTHER APPLICABLE DESIGN GUIDELINES Urban Design Guidelines for Outdoor Patios Urban Design Guidelines for High-Rise Housing ZIBI ONTARIO DESIGN GUIDELINES DECEMBER 17, 2015 4

GUIDELINES The urban design guidelines for the Zibi development are organized into the following six (6) sections: 1. Layout and Built Form 2. Pedestrians and the Public Realm 3. Site Circulation and Parking 4. Open Space Design 5. Environment 6. Servicing and Utilities 5 ZIBI ONTARIO DESIGN GUIDELINES DECEMBER 17, 2015

LAYOUT & BUILT FORM 01 1. Orient streets, woonerfs, and pedestrian lanes in a north-south direction to increase the amount of sun that reaches the public realm throughout the year 2. Stagger east-west streets to buffer the public realm against the prevailing west winds. 3. Extend the pattern of the existing streets and blocks to help increase access and connectivity Orient north-south circulation routes to maximize sun exposure Stagger streets to buffer from wind 4. Celebrate the heritage of the site through the adaptive reuse of heritage buildings and the re-opening of historic streets and public spaces Extend the pattern of existing streets Celebrate the heritage of the site ZIBI ONTARIO DESIGN GUIDELINES DECEMBER 17, 2015 6

RESIDENTIAL TOWNHOUSES 5. Enliven façades and the roofs of buildings with decks and private outdoor amenity areas for residents to inhabit 6. Articulate the massing of townhouses to express each individual unit 7 ZIBI ONTARIO DESIGN GUIDELINES DECEMBER 17, 2015

7. Design residential ground floor living spaces to directly engage the public realm 8. Activate the transition zone between private living spaces and the public realm with stoops, stairs, yards, and porches. 9. Differentiate individual units with changes in colour, materials, and/or minor façade articulation ZIBI ONTARIO DESIGN GUIDELINES DECEMBER 17, 2015 8

RESIDENTIAL MID-RISE 10. Create generous common spaces including habitable roof tops that optimize and encourage use by residents 11. Articulate low and mid-rise buildings into smaller massing with major breaks in the façade and roof line in conjunction with changes in colour and/or materials 9 ZIBI ONTARIO DESIGN GUIDELINES DECEMBER 17, 2015

12. Create a strong relationship between private and public realm by locating decks, porches, and patios facing onto dedicated public outdoor spaces 13. Provide physical and visual connections between the public realm and semiprivate public amenity areas. Throughblock connections are encouraged to provide alternative pedestrian routes through the community 14. Activate the transition zone between private living spaces and the public realm by orienting primary unit entries on the ground floor towards adjacent public amenity areas, open spaces, lanes, or public rights-of-way ZIBI ONTARIO DESIGN GUIDELINES DECEMBER 17, 2015 10

RESIDENTIAL HIGH-RISE 15. The tops of high-rise buildings should be distinctive in order to enrich the skyline and to enhance the role of the building as a landmark 16. High-rise building façades should be articulated to reduce the apparent mass of the overall building 11 ZIBI ONTARIO DESIGN GUIDELINES DECEMBER 17, 2015

17. Private terraces and sky gardens should be accommodated on tower façades in order to provide an opportunity for residents to inhabit and enliven the exterior walls, enjoy views and express a more recognizable human scale on the building exterior 18. The base of high-rise buildings should relate to a pedestrian scale and include active ground floor uses such as: community rooms, retail, health clubs, or other similar uses. Lobbies should be well lit, inviting, and directly engage the public realm ZIBI ONTARIO DESIGN GUIDELINES DECEMBER 17, 2015 12

OFFICE 19. Include habitable roof tops and light coloured roofing to help reduce heating and cooling loads, address urban heat island effects, and provide workers a significant private outdoor amenity area 20. Façade design should include high quality exterior materials, windows, sun control devices and other design elements to produce a well articulated building 13 ZIBI ONTARIO DESIGN GUIDELINES DECEMBER 17, 2015

21. Windows should be well-proportioned and operable at the upper levels. Glazing should provide a high degree of light transmittance and be non-reflective 22. Buildings should have one main entrance. Building entries should include lobbies that are inviting, well-lit, and secure. Entries and lobbies should be open to, and entered from, streets. The lobby should be clearly visible from the outside, both day and night 23. Outdoor plazas and public amenity areas should be incorporated into building frontages for employee and visitor uses, and for both planned and passive activities. It may be possible to incorporate program requirements or public art into these spaces. ZIBI ONTARIO DESIGN GUIDELINES DECEMBER 17, 2015 14

HOTEL 15 ZIBI ONTARIO DESIGN GUIDELINES DECEMBER 17, 2015 24. A wide variety of guest amenities should be provided and incorporated into the overall design of new hotel facilities. Hotels and other places providing temporary lodging should leave visitors with a unique and lasting memory of the place

25. Hotel facilities should locate guest amenities, dining facilities, and other active uses along adjacent public amenity areas, open spaces, lanes, or public rights-of-way in order to allow visitors to visually and physically engage the community 26. Uses that can serve the daily needs of the community as well as temporary visitors are encouraged. These types of uses should be located where they can be easily accessed by residents, workers, and visitors alike ZIBI ONTARIO DESIGN GUIDELINES DECEMBER 17, 2015 16

RETAIL 27. Ground floor retail, entertainment and other commercial uses must be physically and visually oriented towards a public amenity area, open spaces, lanes, or plaza. Retail and entertainment spaces should maintain a strong physical connection to the public realm 28. Outdoor seating areas associated with adjacent retail and entertainment spaces are encouraged. When incorporating outdoor seating and dining, a minimum sidewalk throughway should be maintained 17 ZIBI ONTARIO DESIGN GUIDELINES DECEMBER 17, 2015

29. Retail and entertainment façades should be devoted to transparent windows and doors, or be visually open, to allow maximum visual interaction between sidewalk areas and the interior of active use spaces 30. The base of buildings with retail and/or entertainment uses should be expressed with façade treatments that are scaled to human activity on the street and create a fine grain street rhythm 31. Lower levels of the building should include changes in materials, changes in fenestration, and architectural elements scaled to create a comfortable pedestrian zone ZIBI ONTARIO DESIGN GUIDELINES DECEMBER 17, 2015 18

ADAPTIVE REUSE 32. New additions or new construction in the vicinity of a place of heritage significance should be in harmony with the existing structure, but also be clearly identifiable as new additions 33. Adaptation usually requires some element of new work. New additions are to include high quality contemporary design elements and materials, as appropriate, as well as being sympathetic to the place s significance 19 ZIBI ONTARIO DESIGN GUIDELINES DECEMBER 17, 2015

34. Proportion, scale, and rhythm are important features of adaptive reuse buildings. Opportunities to maintain unique relationships between existing buildings and the site are encouraged 35. Through adaptation, the authenticity of a place should be revealed and the significance of the place should be interpreted. Adaptive reuse should be undertaken using high quality design and materials ZIBI ONTARIO DESIGN GUIDELINES DECEMBER 17, 2015 20

GROUND FLOOR ACTIVATION 1 Buildings may project into the right-of-way up to one (1) metre, only above the first habitable floor, for a maximum of thirty percent (30%) of the length of the street frontage. Projections may not conflict with fire routes and loading areas 2 Occupied habitable space should be located at the buildings edge to activate and enliven the building base as the interface between the public and private realm 1 6 2 3 3 All retail and active use spaces in new buildings should have a target ground floor height of 5.5 metres in order to allow for a usable mezzanine 5 4 Ground floor residential units fronting a public amenity areas, open spaces, lanes, or public rights-of-way should be raised to provide a sense of separation and privacy for building occupants 5 Retail ground floor spaces fronting a public public amenity areas, open spaces, lanes, or public rights-of-way should meet the adjacent sidewalk at grade 6 Commercial frontages should have minimum 60% of the length of the ground floor façade devoted to transparent windows and doors or visually open 1 3 Retail frontages should have minimum 80% of the length of the ground floor façade devoted to transparent windows and doors or visually open Residential frontages should have minimum 50% of the length of the ground floor façade devoted to transparent windows and doors or be visually open 6 4 2 The use of dark or mirrored glass is not permitted 21 ZIBI ONTARIO DESIGN GUIDELINES DECEMBER 17, 2015

36. All buildings should be articulated into small bays along the ground floor in order to establish a fine-grained streescape with a high degree of visual variety 37. Ground floors should be expressed with façade treatments that are scaled to human activity by including changes in materials and changes in fenestration patterns 38. Ground floor retail frontages should support a lively and attractive pedestrian environment. Ground floor uses are encouraged to incorporate terraces, retail stands, outdoor seating and dining areas that will help activate the edge of the public realm 39. Residential frontages are intended to bring building life to the pedestrian level and into the public realm by including individual residential entries, a high degree of transparency at the ground floor, and a comfortable buffer between the street and the interior of residential units 40. Residential buildings should activate the and envliven the building base as the interface between public and private spaces ZIBI ONTARIO DESIGN GUIDELINES DECEMBER 17, 2015 22

41. To create an urban streetwall defined by building edges fronting the public realm, a minimum of 85% of the total block length should be defined by building edges at or near the parcel line 42. Up to 50% of the streetwall façade can be recessed, up to a maximum of 2 metres, and still contribute to the creation of an urban streetwall. Variations may include: building entries, unit entries, covered pass-throughs, balconies, terraces, or architectural articulation 23 ZIBI ONTARIO DESIGN GUIDELINES DECEMBER 17, 2015

43. The apparent massing of larger buildings should be reduced by incorporating face offsets, notches, and other massing reduction strategies to support the creation of buildings that will be pedestrian scaled and visually well proportioned 44. Rooftop projections should be set back from the building streetwall. Stepbacks at the upper level of towers will create a more slender appearance and help reduce the overall apparent mass. Lowrise buildings should include step backs at upper levels to allow greater sun to the public realm and provide usable roof decks and terraces for building inhabitants ZIBI ONTARIO DESIGN GUIDELINES DECEMBER 17, 2015 24

45. New commercial uses should provide usable outdoor space for workers and visitors. Open space may be located at any level of the building and may be provided as a balcony, terrace, or patio 46. Common open space can be provided in rooftop gardens, indoor recreation facilities, landscaped spaces designed for active use, and other creative spaces and should be accessible to all residents 25 ZIBI ONTARIO DESIGN GUIDELINES DECEMBER 17, 2015

47. Semi-public courtyards should be visually and physically linked to the public realm. This provides inhabitants of a district with a greater variety of routes to choose 48. Open spaces should be used to meet Zibi s sustainability goals. Rainwater gardens and bioswales can be integrated into any part of the landscape 49. Amenities or facilities should be provided for the benefit of residents, such as swings, pools, barbecues, tables, benches, etc. A common open space may be outdoors or indoors ZIBI ONTARIO DESIGN GUIDELINES DECEMBER 17, 2015 26

02 PEDESTRIANS & THE PUBLIC REALM 50. Walking routes should be designed to connect directly with existing paths and sidewalks in adjacent neighbourhoods 51. Pedestrian crossings at intersections with Booth Street should be clearly marked and placed on direct alignment with the continuing sidewalks or pathways 52. Curb extensions should be used to minimize crossing distance, where possible 53. Dedicated bike lanes and off-street pathways should provide safe and convenient connections to and from Zibi 54. Where possible, extend existing pathway connections 55. Implement Transportation Demand Management strategies to encourage alternate modes of transportation 58. Ensure commercial animation along building faces adjacent to public open spaces 59. Provide equitable lighting between car, bicycle and pedestrian zones 60. On Woonerf streets, provide flush curbs at the edge of the shared 6.0 metre centre lane 61. Provide enhanced planting and seating in areas with additional width 62. On Woonerfs and Pedestrian Lanes, use catenary and building face lighting to limit in-ground infrastructure 63. Consider the use of hard and green surface treatments to provide versatility 56. Organize street tree plantings and site furnishing zones for an uncluttered streetscape 57. Provide a minimum 2.0 metre wide pedestrian throughway on both sides of neighbourhood streets 27 ZIBI ONTARIO DESIGN GUIDELINES DECEMBER 17, 2015

SITE CIRCULATION & PARKING 03 64. Parking, loading and servicing facilities should be screened when facing public rights-of-way, dedicated open spaces, semi-private open spaces and easements 65. Where feasible, multiple buildings above the same basement will share off-street parking, loading, and service facilities 66. Where reasonably feasible, off-street loading entrances and exits should be combined with automobile parking access 67. To encourage biking, off-street bicycle parking and shower facilities should be provided within commercial buildings 68. All efforts should be made to reduce the impact of parking, loading and servicing entrances along the street frontage by limiting their size and utilizing combined entries where possible 69. On-street loading spaces may be used as regular vehicle parking spaces and scheduled for loading. On-street loading spaces should be sized to accommodate appropriate vehicles ZIBI ONTARIO DESIGN GUIDELINES DECEMBER 17, 2015 28

04 OPEN SPACE DESIGN 70. Frame the edge of open spaces to create a high quality public environment within squares and plazas. Create courtyards and other open spaces surrounded by buildings 71. Locate open spaces to address sun, wind, and views and to create pleasant outdoor spaces 75. Provide required amenity area for residents as both communal and private areas. Integrate useable private outdoor amenity space, such as balconies, into the architecture of the building, and ensure that the size and proportion of private amenity space creates a useable area 72. Surround plazas and squares with indoor and outdoor active uses that animate and support open space activities. These may include stores, restaurants, patios, coffee shops, etc. Adjacent building uses that support the open space should be directly accessible to the open space 73. Integrate and celebrate the heritage of the site through the design of open spaces and the use of public art, native plantings, reclaimed materials, etc. 74. Front patios and balconies onto dedicated open spaces to create a strong relationship between the public and private realm 29 ZIBI ONTARIO DESIGN GUIDELINES DECEMBER 17, 2015

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05 ENVIRONMENT 76. Orient buildings towards the sun for potential daylighting benefits to reduce the need for artificial lighting and for passive solar gain to reduce the need for space heating 77. Design and position buildings to minimize the creating of uncomfortable microclimates on the street and in open spaces 78. Choose quality building materials that are durable and sustainable 79. Employ green roofs and light coloured roofing to help reduce heating and cooling loads, and address urban heat island effects 80. Employ the Zibi One Planet Action Plan and associated Design Guidelines in the design of buildings and public open spaces 31 ZIBI ONTARIO DESIGN GUIDELINES DECEMBER 17, 2015

SERVICING & UTILITIES 06 81. The impact of mechanical and electrical equipment, elevator housing, and heat, ventilation and cooling (HVAC) systems, whether located on the rooftop or at the base of a building, should be minimized 82. Locate transformer vaults, utility meters, service, loading, garbage and recycling areas within the buildings and/or internal to the site, away from the public view, and away from open space areas ZIBI ONTARIO DESIGN GUIDELINES DECEMBER 17, 2015 32