1545 - 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 node at . 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 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 .

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 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 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. The Billings Bridge Mall site today is a hub of both retail and employment uses, with a very high level of transit service.

The progress of redevelopment of Bank Street south from Centretown to Old is continuing and the City of Ottawa is seeing significant interest from landowners planning to improve and redevelop area properties. The city is promoting growth to areas where it can be accommodated in compact and mixed-use developments, and served with quality transit, walking and cycling facilities. The Arterial Mainstreet corridor along Bank Street between Billings Bridge and the rail line south of Walkley Road, is an ideal area to direct compact, mixed-use development. The area is well connected to the transit network, and easily connected to the City-wide cycling network. And numerous larger parcels of land at the major intersections are capable of accommodating more intensive mixed-use development.

The transit network in the CDP area includes both local transit routes as well as access to the rapid transit stations immediately west of the Bank Street; Billings Bridge and Walkley stations abut the CDP area. Both the Transitway and O-Train Rapid Transit corridors run parallel to Bank Street near the area and provide frequent and fast transit service towards downtown.

The CDP area is surrounded by established residential communities, whose residents use or could use the businesses and services within the corridor. These neighbourhoods include Billings Bridge (northwest), Alta Vista (northeast), (southwest) and Ridgemont and Ledbury Park (southeast). There is good access and availability of grocery and specialty stores and the short distances mean that walking is possible. The area notes a higher percentage of single parents and a high percentage of seniors who live alone. The proximity to Carleton University will also support single student type accommodation.

The CDP introduces a hierarchy of intensification by specifically targeting the sites within walking distance of existing and future higher order transit service for taller mixed-use development. These concentrated areas of mixed-use intensification are referred to as nodes. Node 2 in the CDP is defined as the development parcels on the northwest and southwest of Bank Street and Heron Road; of which our site is in close proximity. In the CDP Node 2 should evolve into a pedestrian-oriented main street, with a continuous streetscape and strong street edge along Bank Street. Mixed-use buildings with retail frontages are envisioned for the area.

3.0 PROPOSED DEVELOPMENT

3.1 BRIEF OF PROPOSED DEVELOPMENT The property owner proposes to build a mixed-use development comprised of an eight-story building fronting Bank Street and Evans Avenue containing 140 residential units. The subject site is 2,161m2 in area and is in the Alta Vista Neighbourhood within close proximity of the main retail strip of Bank Street. The Alta Vista Mainstreet contains a concentration of retail and professional service uses with little mixed-use development. The majority of the sites are principally accessed from Bank Street and are closer to the road on the east side.

The project will include two floors of underground parking, a mixed-use ground floor composed of retail and residential units, and seven floors of studio units, 1 bed and 1 bed plus den apartment units and a roof top patio area. The site will also be extensively landscaped at the rear of the property adjacent to the residential neighbourhood to the east.

The ground floor of the proposed building will have one principal entrance for the apartment building as well as three private entries for the ground floor retail units fronting Bank. The parking garage is accessed via Evans Avenue. Also, at the ground floor is an amenity room facing Evans and there are 7 residential units facing the rear yard. There are no required setbacks from Bank or Evans, however there is a new road widening along Bank which for the near future will be a large landscaped strip, and as well the street frontage along Evans which will serve a suitable exterior patio area.. The side yard setbacks are “0”, however there is a hydro easement along the north property line so the building is setback 5 meters to accommodate. The rear yard setback is 7.5 Meters.

The second through the eighth floors are typical residential floors that make up the major portion of the building. Floors two and three represent the podium and floors 4-8 fronting Bank and Evans are set back an additional 1.2 metres from the street to provide visual relief and to present a low-rise scale to the street frontage for the pedestrians. This design moves give the

building façade breathability and to provide a low rise look and feel to the architecture. The building setbacks help define the typology established along the very distinct street frontages.

In total, the proposed development contains 140 residential apartment units in studio, one bedroom and one bed plus den configurations, and three ground floor retail units. Below grade we have accommodated 58 residential parking spaces along with 13 for visitors on two floors, and 70 bicycle parking stalls. In terms of vertical circulation, the building is serviced by two stairwells and two elevators. The building will have a rooftop patio on the 9th floor which is part of the provided 1143 m2 of amenity area (exceeding the required by some 300m2. The zoning allows 25 meters for building height, ad our project is built to the 25 M requirement.

3.2 DESIGN STATEMENT

The Bank Street Corridor area is an area of te city which has not seen an influx of new residential or mixed-use projects, and is underdeveloped but could emerge in the future as a significant re-urbanization area in Ottawa. It does serve as the local shopping area for the diverse group of surrounding neighbourhoods. The principles of the building design acknowledge and embrace the significance of the street as a focus and a place for further intensification. The site sits in the heart of the Alta Vista Mainstreet that draws people in by providing for their day-to-day as well as a specialized assortment of products and services in a traditional main street setting.

Through the use of bold, expressive architectural form, the proposed development seeks to become a community landmark. Its distinct architectural typology will assist in wayfinding and placemaking as the balance of the immediate area is low rise one and two story non-descript retail buildings set back quite far from the street frontage. The attractive design will encourage and welcome pedestrian interaction, promoting a vibrant streetscape.

In our design program we have addressed the public street with an interesting façade that steps back at the fourth floor and a design and features that represent, enliven, or strengthen the character of the surrounding community. We will employ appropriate building heights to ensure opportunities for compact, mixed-use development are maximized.

We believe our proposed building will become a key focal point for the routes entering the Main Street corridor. The proposed development engages an underutilized lot to its fullest potential. Important views terminate at this juncture and the proposed development seeks to capitalize on this lot as a future thinking development and an integral place in the community. The development aims to increase pedestrian activity levels as the area redevelops over the future and will reinforce the positive elements of its general low-rise, “main street character”. Our infill development will be designed to refresh the existing character of the community’s physical form.

The building features a material palette of metal paneling, (white and grey used on different urban elements) medium grey at grade, and translucent glazing. The juxtaposition of colours and materials delineate the major elements of the building and create an engaging composition of the façade.

The ground floor of the building is a combination of full glazing and glazing used in combination with large format stone panel materials. This storey has been setback on the front and corner side yard to increase the pedestrian realm and create and sheltered environment for retail uses. There are three six ground floor retail located along Bank street with delineated patio areas and planters to create a buffer between public and private areas. The retail units at grade are an ideal location for a small café with an outdoor patio in the summer months. The podium floors two, and three cantilever over the ground floor. The podium is predominately clad in metal panels with a mixture of glazing, balcony space and “frame” elements. Located above the podium is the tower element of the building which features floor to ceiling glazing. The upper floors are set back from the main façade and are lighter in terms of materials to reduce the influence on the pedestrian realm.