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1545 Bank Street - Design Brief 1.0 Site and Neighbourhood Context Analysis

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1545 Bank Street - Design Brief 1.0 Site and Neighbourhood Context Analysis 1545 BANK STREET - DESIGN BRIEF 1.0 SITE AND NEIGHBOURHOOD CONTEXT ANALYSIS This Design Brief has been prepared for a site plan submission for the lands known as 1545 Bank Street. As illustrated in Figure 1, the subject lands are located on the east side of Bank Street, and the north side of Evans Avenue. The site is in the Alta Vista Ward, located just north of the major intersection of Heron Road on Bank Street and creates a strategic node for the neighbourhood between the site and the retail Billings Bridge node at Riverside Drive. The development will support the long- term growth and development of the portion of Bank Street from Riverside Drive to the CN rail line located south of Walkley Road which supports the Bank Street Community Design Plan. The Bank Street Community Design plan is a policy document which assists in creating a framework for the future development of these lands, which fulfills the policy directions outlined in the City’s Official Plan and sets the specific objectives for the Bank Street community. The CDP guides the future development of Bank Street in this area which is designated as an Arterial Mainstreet and Mixed-Use Centre in the Official Plan of the City of Ottawa. Figure 1 1.0 THE SITE The subject property 1545 Bank Street is a north south site located on the east side of Bank street at the corner of Evans Avenue, just north of the intersection with Heron Road. The irregularly shaped lot has approximately 49 meters of frontage on Bank street, with its greatest lot depth of 60 meters and is approximately 2161 m² in area. The subject site is currently vacant and previously housed a single-story gas station and service garage. The site is current zoned as “AM1 [1913]” – Arterial Main Street, Exception 1913. 1.1 COMMUNITY CONTEXT The subject property and its immediate surrounding are designated as Arterial Main Street in the Official Plan. The area was planned as compact, mixed-use, with pedestrian-oriented streets providing good access and movement by foot, bicycle, transit and automobile. The majority of the neighbourhood area reflects this compact traditional character, however, there are a number of sites along Bank Street to the north that exemplify qualities of post-1945 main street. These sites are larger with mid and high-rise buildings, or underutilized retail type uses. Within the immediate context of the subject site there are a number of low rise retail development projects of 1-2 stories along Bank street, with low rise residential areas predominately to the west, and east. The broader area contains retail / commercial and residential type uses and buildings. The subject property is centrally located in the Bank Street corridor area which is a linear portion of Bank Street that spans approximately 3.2 km and is approximately 101 hectares in size. The area is bounded by two bridges: Billings Bridge at the north end and Bank Street South Bridge at the south end. Three City Wards are affected by the CDP area: Ward 16 – River, Ward 17 – Capital, and Ward 18 – Alta Vista. New development must relate to existing community character, and build upon desirable, established patterns and built form. Residential intensification should help to achieve a balance of many types and tenures to provide a full range of housing and a variety of demographic profiles. 1.2 1545 Bank Street North and South Bordering the site to the North is a two story retail building set back considerably from the street to allow for a large parking lot. The building has little in the way of redeeming characteristics and as such the new residential building will create a new typology for the street scape. To the south is Evans avenue and one block further the intersection with Heron Road where considerably more density is being allowed. Currently a series of non-descript one and two-story retail buildings run along both sides of Bank Street to Heron road. Some are tight to the street property with most set back to allow for onsite parking. East and West The properties to the east and west of the site are primarily low rise residential and institutional uses. The site is in close proximity to the rapid transit which runs along the airport parkway to the east. 2.0 POLICY & DESIGN CONSIDERATIONS 2.1 CITY OF OTTAWA OFFICIAL PLAN Ottawa’s population is projected to grow by up to 30 per cent by 2031. This represents a significant increase as compared to the rates of growth seen previously in 2006. Approximately 145,000 new homes may be needed in Ottawa by 2031. In order to meet the demands of its growing population, Ottawa will need to manage its growth in ways that support liveable communities and healthy environments. Growth needs to be directed toward key locations with a mix of housing, shopping, recreation and employment. Further, these locations need to be easily accessible by transit and encourage walking/cycling. By focusing development around Arterial Main Streets such as Bank Street, Ottawa can accommodate a greater number of individuals without contributing to urban sprawl. There are many benefits to densifying and diversifying development in such areas, including accommodating the needs of both our aging population and our millennials by enhancing accessibility to services and community facilities. Future development, whether in new communities or in already established areas that are suited to accommodating growth, will also be compact and efficient from a servicing point of view. Ottawa can improve its transit and infrastructure by pursuing a mix of land uses and a compact form of development. The city will be able to support high-quality transit service with increased ridership from higher density dense development centered around transit hubs or located in close proximity to arterial main streets. In doing so, Ottawa will also be able to make better use of existing roads and other infrastructure rather than building new facilities. Developments in this scenario will reduce the consumption of land and other resources outside of the urban boundary. It will be important to manage growth to ensure that Ottawa’s communities are consistently livable. This commitment can be realized through a focus on community design and a concern for people and the quality of the spaces they occupy. Generally, intensification is the most cost-effective pattern for the provision of municipal services, transit and other infrastructure. Densification further supports a cleaner, healthier city, and makes more vibrant, accessible and ‘complete’ communities. Communities where residents do not need to drive for everyday activities, where jobs, shopping, recreation and social activities lie within walking, rollerblading or cycling distance have far greater potential for reducing their carbon footprint and their net contribution to many of the negative consequences of our modern lifestyle. The pattern of intensification described by the Official Plan is based upon a series of nodes and corridors. The Central Area is the focus, serving both as the symbolic heart of the nation and the economic and cultural nerve-centre of the city. The Central Area contains the highest density development pattern in the entire city. Radiating out from the downtown is a linear network of Main streets. These streets perform a dual role; they carry cross-town commuters and attract shoppers from all over the city, and they act as the primary service corridors, for the many who occupy the numerous neighbourhoods that lie along their path. The City of Ottawa’s Official Plan designates the subject site as ‘Arterial Main Street’, and the Billings Bridge Plaza area as ‘Mixed-Use Centre’. The attractiveness of the area for redevelopment is also reinforced by its location and accessibility from the surrounding neighbourhoods. The proposed development meets the general intent and objectives of the Official Plan in the following manner: The proposed development is compact, mixed use, and vibrant. The proposal further promotes the site as a vital and active place by strengthening residential activity along the streetscape to support retail and helping to foster and develop new opportunities, facilities, and programming. The proposed development will have an active street front on all street-facing facades, with principal entrances along Bank Street and Evans Avenue. Use of contextual materials, glazed storefronts and a mixture of architectural typologies at the ground level provide an animated and vibrant street level. The proposal conforms to the design objectives and principles set out in Section 2.5.1 – Compatibility and Urban Design; in terms of built form, open spaces and access to infrastructure. The design of buildings, landscapes and adjacent public spaces should work together to complement or enhance the unique aspects of a community’s focus, its landscapes and its culture. The proposed development has a clearly articulated built form with a distinct identity. It will help enhance the sense of community as a key landmark / built form articulating the current non-descript retail street frontages along Bank Street in this area. The project promotes sustainability by adding high density and mixed uses to the existing infrastructure and is well served by existing transit facilities. 2.2 COMMUNITY DESIGN PLAN The Bank Street corridor from Billings Bridge to the rail corridor south of Walkley Road provides unique opportunities for redevelopment and revitalization. The area has an active commercial community providing employment and services to residents in the surrounding areas. The area is very close to beautiful natural settings including the Rideau River corridor which has national significance, and the Airport Parkway greenspace system. Already, there are two major transit stations within walking distance to the area, and further transit improvements are planned, including improved transit service on Heron Road, and a LRT station at Walkley Road.
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