1050 & 1060 Bank

FORMAL CONSULTATION - JANUARY 10th 2020 URBAN DESIGN REVIEW PANEL OLD OTTAWA SOUTH - 1050 & 1060 BANK ST. PROPOSED MIXED USE DEVELOPMENT

KWCarchitects

NEIGHBOURHOOD 1. LANSDOWNE 5. GLEBE 8. DOW’S LAKE 2. BILLINGS BRIDGE 6. CARLETON UNIVERSITY 9. RIDEAU RIVER 200m 3. OLD OTTAWA SOUTH 7. RIDEAU CANAL 10. ALTAVISTA 4. OLD OTTAWA EAST

5 1 7

1050/1060 BANK STREET

9 3 10

MIXED USE DEVELOPMENT 1050 & 1060 BANK ST. JAN. 10, 2020 2 / 24 NEIGHBOURHOOD 1. SOUTH MINSTER UNITED CHURCH SURGEONS OF CANADA 6. RESIDENTIAL NEIGHBOUR- 9. BUS STOP (LISTED ON THE HERITAGE REGISTER) 4. MAYFAIR THEATRE (DESIGNATED HOOD 10. HOPEWELL AVENUE PUBLIC SCHOOL 2. OTTAWA PUBLIC LIBRARY - SUNNYSIDE HERITAGE PROPERTY) 7. LANSDOWNE 11. TO GLEBE NEIGHBOURHOOD 3. ROYAL COLLEGE OF PHYSICIANS AND 5. SHOPPER’S DRUGMART 8. RIDEAU CANAL

8 11

1 11 D F E 7

100M RA D IU S 2 1 2 3

6 3 A B 4 9 4 5

5 10

C 12

X VIEWPOINTS OF NEIGHBOURHOOD IMAGES - # NEIGHBOURHOOD KEY DESTINATIONS SEE FOLLOWING PAGE MIXED USE DEVELOPMENT 1050 & 1060 BANK ST. JAN. 10, 2020 3 / 24 NEIGHBOURHOOD IMAGES 1. OTTAWA PUBLIC LIBRARY - SUNNYSIDE TAGE PROPERTY) 6. LANSDOWNE 2. ROYAL COLLEGE OF PHYSICIANS AND 4. SHOPPER’S DRUGMART 7. BUS STOP SURGEONS OF CANADA 5. RESIDENTIAL NEIGHBOURHOOD 8. 1050 & 1060 BANK ST. 3. MAYFAIR THEATRE (DESIGNATED HERI-

4 3 6 1 2 3

8 7

A BANK STREET B BANK STREET C BANK STREET VIEW TOWARDS NORTHEAST VIEW TOWARDS EUCLID AVENUE / SOUTHWEST CORNER SUNNYSIDE AVENUE - VIEW TOWARDS NORTHWEST

5 5 5

D AYLMER AVENUE E AYLMER AVENUE F AYLMER AVENUE CORNER GALT STREET / VIEW TOWARDS SOUTHWEST VIEW TOWARDS SOUTH MIXED USE DEVELOPMENT ALONG PROPERTY LINE 1050 & 1060 BANK ST. WEST JAN. 10, 2020 4 / 24 PROJECT SITE IMAGES 1. SOUTH MINSTER UNITED CHURCH 3. RESIDENTIAL NEIGHBOURHOOD (LISTED ON THE HERITAGE REGISTER) 4. 1050 & 1060 BANK ST. 2. MAYFAIR THEATRE (DESIGNATED HER- 5. LANEWAY AT WEST OF PROPERTY ITAGE PROPERTY)

3 4 4 5

G BANK STREET, MAYFAIR THEATRE H CORNER BANK STREET & AYLMER AVE I AYLMER AVENUE VIEW TOWARDS PROPERTY NORTHEAST VIEW TOWARDS SOUTH CORNER BANK ST - VIEW TOWARDS WEST

1 4 4

5 3 5

J EUCLID AVENUE K LANE IN WEST OF PROPERTY, ‘BEHIND’ EXISTING RESTAURANTS L BANK ST CORNER BANK ST - VIEW TOWARDS WEST VIEW TOWARDS SOUTH MIXED USE DEVELOPMENT 1050 & 1060 BANK ST. JAN. 10, 2020 5 / 24 ZONING FRAMEWORK

TM2 H(15) TM... Traditional Mainstreet TM2... Subzone of Traditional Mainstreet H(15)... Maximum Height 15m

ROAD REQUIREMENTS Bank Street to be ROW 23m (between Isabella St and Riverside Drive)

PERMITTED USES Office, Residential, Retail type use, Restaurant, etc.

GUIDELINES • transparent windows and active entrances • 50% Glazed Ground Floor • 4.5m Height of Ground Floor • 100% of the ground floor fronting on the street excluding any related mechanical room or pedestrian or vehicular access • ...

SUBZONE TM2 • permitted residential: dwelling unit / rooming house • limitation for retail (food) store to 600 square metres

• at least 2 storeys in height 100m

MIXED USE DEVELOPMENT 1050 & 1060 BANK ST. JAN. 10, 2020 6 / 24 ZONING FRAMEWORK - Detailed Planning Overview for the 1050-1060 Bank Street Redevelopment Proposal

The following is a summary of relevant Official Plan CITY OF OTTAWA URBAN DESIGN CITY OF OTTAWA ZONING BY-LAW Additionally, the following residential uses are per- and Zoning By-law policies, and how they relate to GUIDELINES FOR DEVELOPMENT mitted in the TM2 Subzone, providing they are in a the latest set of plans dated th of June for the 1050- The Subject Property is zoned ^_TM2 H(15) – Tradi- building containing one or more of the permitted 1060 Bank Street proposal. For reference, the Sub- ALONG TRADITIONAL tional Mainstreet Subzone 2, with a Height Restric- non-residential uses: tion of 15 metres. There is an interim control by- ject Property is an irregular-shaped lot with 75.3m MAINSTREETS • dwelling units of frontage on Bank Street, and frontage along both law affecting a wide geographic area, including the As previously mentioned, the Subject Property is Aylmer Avenue and Euclid Avenue as well. The total Subject Property but is not relevant to the intended • rooming house designated Traditional Mainstreet and, as such, is site area is 1593sqm. use(s). Furthermore, “b. each retail food store and re- subject to the Urban Design Guidelines for Develop- The stated purpose of the TM zone is to “accom- tail store is limited to 600 square metres of gross ment along Traditional Mainstreets. This proposal modate a broad range of uses including retail, ser- leasable area; and c. in addition to the provisions CITY OF OTTAWA OFFICIAL PLAN is compatible with the objectives of the Guidelines, vice commercial, office, residential and institutional of subsection 197(3)(g)(i), a building must also be at including “To foster compact, pedestrian-oriented The Subject Property is designated Traditional uses, including mixed-use buildings but excluding least 2 storeys in height”. development linked to street level amenities“ and Mainstreet in the Official Plan. Furthermore, “The auto-related uses, in areas designated Tradition- “To accommodate a broad range of uses including This proposal is made with the intention to com- objective of the Mainstreet designation is to en- al Mainstreet in the Official Plan” and “foster and retail, services, commercial uses, offices, residential ply with the performance provisions under ^_TM2 courage more dense and mixed-use development promote compact, mixed-use, pedestrian-oriented and institutional uses where one can live, shop and H(15). That said, an application will be required for that supports, and is supported by, increased walk- development that provide for access by foot, cycle, access amenities“. More specifically, this proposal five minor variances to the Zoning By-law: ing, cycling and transit use”. transit and automobile”. is compatible with Guidelines 4 (periodic breaks), • Min. Rear Yard Setback: From 4.5m to 2.5m Additionally, per Section 4.11, “…to arrive at com- 8 (quality buildings), 11 (windows), 13 (location of The following relevant uses are permitted in the TM (only second through fourth storeys) patibility of scale and use will demand a careful residential units), and 23 (vehicular access of side zone: • Min. Width of Landscaped Area: From 3m to 0m design response, one that appropriately address- streets), among others in this design concept. • artist studio es the impact generated by infill or intensification. • Max. Building Height: From 15m to +-20m • bank Consequently, the issue of ‘context’ is a dominant • Max. Building Height: From 45 degree angular theme of this Plan where it speaks to compatibili- • office plane to 60 degree angular plane (re: Section ty and design”. Compatibility is also dependent on • personal service business 197 Policy 3 (g) (ii) (3)) context in relation to traffic, vehicular access, park- • Visitor Parking Spaces: From 4 to 1 ing requirements, outdoor amenity areas, loading • restaurant areas, service areas, outdoor storage, lighting, noise • retail food store Overall, this proposal is compatible with the intent and air quality, sunlight, microclimate, and support- of the Zoning By-law. • retail store ing neighbourhood services. Furthermore, “…in any given situation individual criteria may not apply and/ Section 197.1 (c) states for the above non-residen- or may be evaluated and weighted on the basis of tial uses, “a minimum of 50% of the ground floor site circumstances”. façade facing the main street, measured from the average grade to a height of 4.5 metres, must Therefore, given these policies and the intended comprise transparent windows and active entranc- design, this proposal is compatible with the Official es; and where an active entrance is angled on the Plan. corner of the building, such that it faces the inter- section of the main street and an intersecting side street, it is deemed to face the main street”.

MIXED USE DEVELOPMENT 1050 & 1060 BANK ST. JAN. 10, 2020 7 / 24

DESIGN GUIDELINES

√√ Align streetwall buildings with the √√ Locate residential units above the existing built form ... of the adjacent level of vehicular traffic in a mixed- buildings ... to create a visually con- use building and provide shared tinuous streetscape entrances to residential units, clearly √√ Plant clusters of trees on the flanking accessible from the street. residential streets ... for additional √√ Locate mixed-use development by 1050/1060 BANK STREET greenspace concentrating height and mass at √√ Create wider sidewalks ... along tradi- nodes and gateways tional mainstreets ... √√ Ensure adequate sunlight for side- √√ Use periodic breaks in the street wall walks... or minor variations in building set- √√ Highlight buildings on corner sites, back ... to add interest to the streets- where two public streets intersect ... cape, and to provide space for activi- Continue the same level of architec- ties adjacent to the sidewalk tural detailing around both sides of √√ Create attractive public and the building semi-public outdoor amenity spac- √√ Provide pedestrian weather protec- es such as green spaces with trees, tion ... Urban Design Guidelines pocket parks, courtyards, outdoor √√ Provide sheltered bicycle parking in for Development along cafés, seating ... visible locations near building en- √√ ... group streetscape elements ... trances ... √√ Design quality buildings that are rich √√ Locate front doors to face the main- Traditional in architectural detail and respect the street and be directly accessible from rhythm and pattern of the existing ... the public sidewalk. Mainstreets buildings on the street ... √√ Provide only the minimum number of √√ Design street sections with a ratio of required car parking spaces... building height to road corridor width √√ Plant street trees between 6.0 & 8.0 ... of 1:2 to 1:3 ... ideal for ... tradition- metres apart along public streets ... al mainstreets √√ Use green building technologies ... √√ Use clear windows and doors ... and (LEED)... locate active pedestrian-oriented uses at-grade √√ Share service and utility areas between different users within a single ottawa.ca √√ Set back the upper floors of taller building ... buildings to help achieve a human scale & more light on the sidewalks √√ Enclose all utility equipment within buildings or screen them from both MIXED USE DEVELOPMENT the traditional mainstreet and private 1050 & 1060 BANK ST. properties to the rear ... JAN. 10, 2020 8 / 24 BUILDING BLOCK STUDIES & OPTIONS WITHIN THE URBAN CONTEXT

PROPERTY 2 TOWERS SURROUNDING URBAN GROUND FLOOR COURTYARD STEPPED TOWER LOOKING NORTH WEST TOTAL FLOORS: 16 TOTAL FLOORS: 16 AYLMER TOWER 16 FLOORS / EUCLID TOWER 7 FLOORS (16 / 7 / 5 FLOORS)

ZONING SPLIT BUILDINGS INCL. URBAN COURTYARD PREFERRED PROJECT DESIGN TOTAL FLOORS: 4 TOTAL FLOORS: 6 TOTAL FLOORS: 6 MIXED USE DEVELOPMENT 1050 & 1060 BANK ST. AYLMER BLDG 6 FLOORS / EUCLID BLDG 4 FLOORS 4 LEVEL PODIUM + 2 SET-BACK PENTHOUSE LEVELS JAN. 10, 2020 9 / 24 MASSING STUDIES

BUILDING FRONT LINE 2M SETBACK FROM PROPERTY LINE, SETBACK ABOVE 4TH STOREY TOWER AT CORNER BANK ST AND AYLMER AVE TOTAL FLOORS: 10 (1 COMMERCIAL GROUND FLOOR / 3 RESIDENTIAL PODIUM FLOORS / 6 TOWER FLOORS) TOTAL FLOORS: 16 (1 COMMERCIAL GROUND FLOOR / 3 RESIDENTIAL PODIUM FLOORS / 12 TOWER FLOORS)

ZONING 15M MAXIMUM HEIGHT PREFERRED PROJECT DESIGN TOTAL FLOORS: 4 TOTAL FLOORS: 6 MIXED USE DEVELOPMENT 1050 & 1060 BANK ST. 4 LEVEL PODIUM + 2 SET-BACK PENTHOUSE LEVELS JAN. 10, 2020 10 / 24 SITE PLAN

BANK ST. BRIDGE RIDEAU CANAL

COLONEL BY DR.

PROPOSED MIXED USE DEVELOPMENT SITE

OLD OTTAWA SOUTH AYLMER AVE. LANE

MAYFAIR THEATRE

BANK ST. SUNNYSIDE AVE.

EUCLID AVE.

MIXED USE DEVELOPMENT 1050 & 1060 BANK ST. JAN. 10, 2020 11 / 24 PREFERRED DESIGN WITHIN THE NEIGHBOURHOOD

VIEW FROM NORTH-NORTH-EAST MIXED USE DEVELOPMENT 1050 & 1060 BANK ST. JAN. 10, 2020 12 / 24 PROJECT DEVELOPMENT INFORMAL FORMAL UDRP DESIGN SUBMISSION FORMAL CONSULTATION - JAN ‘20 PREVIOUS DESIGN INFORMAL CONSULTATION - JUNE ‘19 VIEW FROM NORTH END OF PROPERTY, CORNER BANK ST - AYLMER AVE

VIEW FROM SOUTH END OF PROPERTY CORNER BANK ST - EUCLID AVE

MIXED USE DEVELOPMENT 1050 & 1060 BANK ST. JAN. 10, 2020 13 / 24 CONTEXTUAL MATERIALS

PENTHOUSE FLOORS

SINTERED CE- ALUMINUM WINDOWS RAMIC PANEL C/W CLEAR GLASS & CLADDING GLASS SPANDREL

TYPICAL FLOORS

RED BRICK CLEAR ALUMINUM WINDOWS VENEER GLASS C/W CLEAR GLASS & RAILING GLASS SPANDREL

GROUND FLOOR

STONE ALUMINUM MASONRY STOREFRONT VENEER C/W CLEAR GLASS

MIXED USE DEVELOPMENT 1050 & 1060 BANK ST. JAN. 10, 2020 14 / 24 Program Legend 2ND FLOOR ABOVE Amenity B A N K INFORMAL CONSULTATION S T. - JUNE ‘19 Amenity Common GROUND FLOOR RETAIL PLAN EXI ST ING SID EWALK Circulation CANOPY Parking 2M ABOVE F Parking Bicycle RONT OUTDOOR S.B. LANDSCAPED OUTDOOR Retail AREA LANDSCAPED Sevice AREA Storage 0M L OT LINE PLANTER R.O.W.

3.0M CORNER S.B. 3.0M PRINCIPAL RESIDENTAIL ENTRANCE/EXIT PLANTER SECONDARY RETAIL ENTRANCE/ EXIT RETAIL PLANTER 3.8 M( MIN. 3.6 M) 3.6 MIN. M( 3.8 ACCESS/ EXIT SECONDARY B PLANTER 4.5M REAR S.B. RETAIL PEDESTRIAN ACCESS A N RAMP DN TO PARKING RESIDENTIAL EXIT LEVEL

+71.24 K SIDEWALKEXISTING RETAINING WALL MIN. 3.6M DRIVE AISLE M. 4.5 5 METER S T. 3.0M CORNER S.B. CANTILEVERED CORNER SIGHT RETAINING WALL R E A R P A S S A G E R E A R P A S S A G E FLOOR ABOVE TRIANGLE 5 METER EXIST ING SID EWALK A Y L M E R A V E. L M A Y E. V A EUCLID BICYCLE PARKING

EXISTING 2 STOREY TREE COVERED LOT EXISTING 2 STOREY BRICK BUILDING AREA BRICK BUILDING 2M FR ONT S OUTDOOR OUTDOOR .B. LANDSCAPED LANDSCAPED GROUND LEVEL RETAIL AREA 1 : 125 AREA 0 3 6 9 12 Site Area Legend 0M LOT Asphalt LINE Hard Landscaping +71.72 Planter Soft Landscaping R 3.0MCORNER S.B. RETAIL 2 .O.W. AREA WELL +71.56 +71.56LANDSCAPE AREA PLAN

RETAIL 1 MIXED USE DEVELOPMENT 1050 & 1060 BANK ST. Comm. Res. 3.0M CORNERS.B. SCALE: As indicated KWC ARCHITECTS INC. +71.56 1844 Garb. Garbage +71.57 +72.33 +72.76 O/H DOOR RETAIL ACCESS/ EXIT +72.30 4.5M REAR S.B. RAMP DN TO PARKING LEVEL AREA WELL AREA WELL 8% +72.76 15% EXISTING SIDEWALK EXISTING 1 2 3 4 +71.67 RETAINING +72.56 RETAINING WALL WALL CANTILEVERED ACCESS TO RETAIL AND GARABAGE ACCESS TO RETAIL AND GARABAGE FLOOR ABOVE ALONG SHARED REAR LANE

ALONG SHARED REAR LANE 1815 +73.19 +72.61 5740 12982 34304 17145 A Y L M E R A V E. L M A Y EUCLID A V E.

+73.37 EXISTING 2 STOREY REGRADED & LANDSCAPED EXISTING 2 STOREY BRICK BUILDING LOT AREA BRICK BUILDING

PROGRAM LEGEND

RETAIL CIRCULATION

COMMERCIAL GARBAGE EXTERIOR PARKING & RAMP MIXED USE DEVELOPMENT 1050 & 1060 BANK ST. RESIDENTIAL GARBAGE JAN. 10, 2020 15 / 24 BASEMENT PLAN INFORMAL CONSULTATION - JUNE ‘19 Program Legend

Circulation Parking Parking Bicycle Sevice Storage 14 15 16 2M FRO NT S.B . 0M L OT LINE

R .O.W.

1 234 567 8910 11 12 13 3.0M CORNER S.B. 3.0M

O/H 3.0M CORNER S.B. 3.0M 4.5M REAR S.B.

RAMP DN TO PARKING LEVEL MIN. 3.6M DRIVE AISLE ABOVE

REAR PASSAGE ABOVE

TREE COVERED LOT AREA ABOVE

1 : 125

0 3 6 9 12

BASEMENT LEVEL PARKING

WATER ENTRY BICYCLE 2 19 18 17 16 15 M F MIXED USE DEVELOPMENT 12 BIKES RONT S.B. 1050 & 1060 BANK ST. SCALE: As indicated 0 M KWC ARCHITECTS INC. LOT LI 1844 3.0M CORNER S.B. NE PARKING LEVEL 1 RAMP +68.66 ELEC. R.O.W 4 BIKES . 224 SF 1 234 567 8 9 10 11 12 13 HYDRO O/H 6 BIKES 549 SF +68.51 3.0M CORNER S.B. CORNER 3.0M 4.5M REAR S.B. 7% Mech. STORAGE 8% ACCESS RAMP 15% 8 SF 125 SF

REAR LANE WAY ABOVE

PROGRAM LEGEND TREE COVERED LOT AREA RETAIL CIRCULATION ABOVE

MECH. & ELEC. SERVICE ROOM INTERIOR PARKING & RAMP MIXED USE DEVELOPMENT 1050 & 1060 BANK ST. BICYCLE PARKING STORAGE JAN. 10, 2020 16 / 24

1 Garage - UDRP UDRP0 SCALE 1 : 250 TYPICAL RESIDENTIAL FLOORS 2, 3 & 4 INFORMAL CONSULTATION - JUNE ‘19 Program Legend Amenity Bedroom 1 Bedroom 2 Circulation

2M F Sevice RONT 5TH AND 6TH S.B. FL. ABV. 0M L OT LINE

R .O.W.

5TH AND 6TH 3.0M CORNER S.B. 3.0M FL. ABV.

GR. FL. EXT. WALL 5TH AND 6TH BELOW FL. ABV. 4.5M REAR S.B. 3.0M CORNER S.B. CORNER 3.0M

1 : 125 TYPICAL RESIDENTIAL LEVELS 2, 3, 4 0 3 6 9 12

MIXED USE DEVELOPMENT

1050 & 1060 BANK ST.

As indicated 2M SCALE: KWC ARCHITECTS INC. FRON 1844 T S.B. 0M L OT LINE R .O.W. DN UP DN

3.0MCORNER S.B. UP

4.5M REAR S.B. 3.0MCORNER S.B.

1 Level 2 - UDRP UDRP2 SCALE 1 : 250

PROGRAM LEGEND

ONE BEDROOM APARTMENT CIRCULATION

TWO BEDROOM APARTMENT EXTERIOR AMENITY SPACE MIXED USE DEVELOPMENT 1050 & 1060 BANK ST. THREE BEDROOM APARTMENT MECH. & ELEC. SERVICE ROOM JAN. 10, 2020 17 / 24 th th 5 & 6 FLOOR PLAN INFORMAL CONSULTATION - JUNE ‘19 Program Legend Amenity Amenity Common Bedroom 1

LE Bedroom 3 VEL 5 AM 2.7 M. ENITY Circulation 2 M. Sevice L EVEL 5 AMENIT 2M FRO Y NT S.B . 0M L OT LINE

R .O.W.

3.0M CORNER S.B. 3.0M ROOF TOP PATIO

LEVEL 5 PRIVATE AMENITY ROOF AREA 4.5M REAR S.B. 3.0M CORNER S.B. 3.0M

1 : 125 RESIDENTIAL LEVEL 5

0 3 6 9 12 2M F RONT S 0M L .B. OT LINE R.O 2.7 M. .W. 2 M. 2M FRONT SETB 0M 2 M ACK LOT L R.O. INE W. S.B . R.O.W. BOILER ROOM 3.0M CORNER S.B. 3.0M ROOF TOP PATIO BELOW

4.5M REAR S.B. 3.0MCORNER S.B.

4.5M REAR S.B. COMMUNAL ROOF TOP AMENITY CORNER S.B. 3.0M

RESIDENTIAL LEVEL 6 1 : 125 MIXED USE DEVELOPMENT 1050 & 1060 BANK ST. PROGRAM LEGEND 0 3 6 9 12 SCALE: As indicated KWC ARCHITECTS INC. 1844

3.0M CORNER S.B. ONE BEDROOM APARTMENT

TWO BEDROOM APARTMENT

THREE BEDROOM APARTMENT

CIRCULATION

EXTERIOR AMENITY SPACE

MECH. & ELEC. SERVICE ROOM 2M FRO NT SE 0M LO 1 Level 5 - UDRP TBACK T LINE UDRP5 SCALE 1 : 250 R.O.W.

2 M R.O. W. S.B. M&E ROOF 3.0MCORNER S.B. 4.5M REAR S.B. ROOF TOP AMENITY BELOW

3.0MCORNER S.B. MIXED USE DEVELOPMENT 1050 & 1060 BANK ST. JAN. 10, 2020 18 / 24

1 Level 6 - UDRP UDRP6 SCALE 1 : 250 R.O.W. R.O.W. 0M LOTLINE 0M REAR LOT LINE REAR 0M LOT LINE 0M BUILDING SECTION INFORMAL CONSULTATION LOT LINE REAR - JUNE ‘19

REAR PASSAGE REAR PASSAGE

ADJACENT LOT ADJACENT LOT

RESIDENTIAL RES. RES.

B A N K S T. B A N K S T. RETAIL RETAIL

PARKING LEVEL PARKING LEVEL

MIN. 3.6M DR. AISLE MIN. 3.6M DR. AISLE

1 : 125 1 : 125 BUILDING SECTION 01 BUILDING SECTION 02

R.O.W. 0 3 6 9 12 0 3 6 9 12 0M LOT LINE LOT 0M 4.5MREAR S.B. REARLOT LINE

00° 45.

MIXED USE DEVELOPMENT

1050 & 1060 BANK ST.

1 : 125 15m Above SCALE: KWC ARCHITECTS INC. 1844 Avg.Grade RESIDENTIAL

RESIDENTIAL

REAR RETAIL LANE

MIXED USE DEVELOPMENT 1050 & 1060 BANK ST. JAN. 10, 2020 19 / 24 BUILDING ELEVATION EAST INFORMAL CONSULTATION - JUNE ‘19 0M LOTLINE 0M 0M LOTLINE 0M 3.0M CORNER S.B. 3.0M 3.0M CORNER S.B. 3.0M

1 : 125 EAST ELEVATION

0 3 6 9 12 0M LOT LINE0M 0M LOT LINE0M 3.0M CORNER S.B. 3.0M 3.0M CORNER S.B. 3.0M 0M LOT LINE LOT 0M 3mSETBACK 3mSETBACK 0M LOT LINE LOT 0M

WEST ELEVATION 1 : 125 MIXED USE DEVELOPMENT 1050 & 1060 BANK ST. 0 3 6 9 12 SCALE: 1 : 125 KWC ARCHITECTS INC. 1844

ELEVATION

1 UDRP East Elevation UDRP11SCALE 1 : 250 MIXED USE DEVELOPMENT 1050 & 1060 BANK ST. JAN. 10, 2020 20 / 24 0M LOTLINE 0M 0M LOTLINE 0M 3.0M CORNER S.B. 3.0M 3.0M CORNER S.B. 3.0M

1 : 125 EAST ELEVATION

0 3 6 9 12 BUILDING ELEVATION WEST INFORMAL CONSULTATION - JUNE ‘19 0M LOT LINE0M 0M LOT LINE0M 3.0M CORNER S.B. 3.0M 3.0M CORNER S.B. 3.0M

WEST ELEVATION 1 : 125 MIXED USE DEVELOPMENT 1050 & 1060 BANK ST. 0 3 6 9 12 SCALE: 1 : 125 KWC ARCHITECTS INC. 1844 0M LOT LINE LOT 0M 3mSETBACK 3mSETBACK 0M LOT LINE LOT 0M

1 UDRP West UDRP14SCALE 1 : 250

MIXED USE DEVELOPMENT 1050 & 1060 BANK ST. JAN. 10, 2020 21 / 24 BUILDING ELEVATION NORTH INFORMAL CONSULTATION - JUNE ‘19 R.O.W. REAR LOT LINE REAR 0M LOT LINE 0M 4.5M REAR S.B. 4.5M

REAR PASSAGE

ADJACENT LOT +-15 M

B A N K S T. +- 4.5M +-

PERSPECTIVE LOOKING SOUTH FROM AYLMER 1 : 125 NORTH ELEVATION

0 3 6 9 12 R.O.W. 0M LOT LINE 0M 4M REAR S.B. 4M REAR LOT LINE REAR REAR PASSAGE

ADJACENT LOT

4500 +-15 M

B A N K S T. +-4.5 M. +-4.5

PERSPECTIVE LOOKING NORTH FROM EUCLID

MIXED USE DEVELOPMENT 1 : 125 SOUTH ELEVATION 1050 & 1060 BANK ST. SCALE: 1 : 125 KWC ARCHITECTS INC. 0 3 6 9 12 1844 4.5MREAR S.B. REARLOT LINE

ADJACENT LOT

REAR B A N K S T. LANE

1 UDRP North UDRP13SCALE 1 : 250 MIXED USE DEVELOPMENT 1050 & 1060 BANK ST. JAN. 10, 2020 22 / 24 R.O.W. REAR LOT LINE REAR 0M LOT LINE 0M 4.5M REAR S.B. 4.5M

REAR PASSAGE

ADJACENT LOT

B A N K S T.

PERSPECTIVE LOOKING SOUTH FROM AYLMER 1 : 125 NORTH ELEVATION

0 3 6 9 12 BUILDING ELEVATION SOUTH INFORMAL CONSULTATION - JUNE ‘19 R.O.W. 0M LOT LINE 0M 4M REAR S.B. 4M REAR LOT LINE REAR REAR PASSAGE

ADJACENT LOT

B A N K S T.

PERSPECTIVE LOOKING NORTH FROM EUCLID

MIXED USE DEVELOPMENT 1 : 125 SOUTH ELEVATION 1050 & 1060 BANK ST. SCALE: 1 : 125 KWC ARCHITECTS INC. 0 3 6 9 12 1844 4.5mSETBACK REARLOT LINE

ADJACENT LOT

REAR LANE B A N K S T.

MIXED USE DEVELOPMENT 1050 & 1060 BANK ST. JAN. 10, 2020 23 / 24 LANDSCAPING PLAN - 03 DEC 2019

CLIENT:

KWC Architects Inc. 383 Parkdale Ave. #201 Tel : (613) 238-2117 1 5 CONSULTANTS UP 100mm ø HL GOOD ARCHITECTS:

+/- 600mm HIGH MASONRY WALL C/W PRECAST CONC. CAP KWC Architects Inc. 383 Parkdale Ave. #201 Tel : (613) 238-2117 CENTRELINE OF ROAD ALIGN MASONRY WALL WITH FRONT OF BUILDING SURVEYORS: PROPOSED PERMEABLE FARLEY, SMITH & DENIS SURVEYING LTD. CORNER SIGHT PAVERS ONTARIO LAND SURVEYORS TRIANGLE CANADA LAND SURVEYORS 3 190 COLONNADE ROAD, OTTAWA, ONTARIO K2E 7J5 FC TEL. (613) 727-8226 FAX. (613) 727-1826 50-100mm ø COPPICE LEGEND

+/- 600mm HIGH MASONRY WALL PROPOSED DECIDUOUS TREE C/W PRECAST CONC. CAP BACLONIES @ FLOORS 2-4

PROPOSED 6-STOREY EXISTING TREE TO REMAIN BACLONIES @ FLOORS 2-4 plus BASEMENT MIXED USE RETAIL & RENTAL BACLONIES @ FLOORS 2-4 1 APARTMENT BUILDING CORNER SIGHT EXISTING TREE TO REMOVED JL TRIANGLE

SITE PLAN LEGEND ICON DESCRIPTION

Existing Concrete

Proposed Concrete

Existing Landscape Area

Proposed Landscape Area

Existing Paver Walkway

EasementNew Paver Walkway - See Landscape

Existing Buildings

Proposed Buildings

Existing Concrete Curb

Proposed Concrete Curb

Depressed Curb

Overhead Wires

Property Lines

Easement Lines, R.O.W., Neighbouring Lot Lines

Fence

Signage

BF Parking Space

Principal Entrance Door

Exterior Door ("O/H" indicates Overhead Door) 16 3 KF OUTLINE OF SIXTH FLOOR ABOVE RESIDENTIAL PROPOSED ORNAMENTAL LOBBY QM OUTLINE OF FIFTH FLOOR ABOVE 100mm ø GRASSES GOOD 25 OUTLINE OF FLOORS 2-4 ABOVE KF GARBAGE 1 OUTLINE OF BASEMENT BELOW ROOMS JL O/H 10 PROPOSED TYPE 1 PRECAST CONCRETE PAVERS SG

BALCONIES @ FLOORS 2-4 32 ASPHALT PAVING THROUGHOUT REAR YARD SG PROPOSED TYPE 2 PRECAST CONCRETE PAVERS 1 1 UA JL 600mm ø POOR OVERHEAD WIRES TO EX. BUILDINGS???

PROPOSED PERMEABLE PAVERS

PROPOSED PLANTER, REFER TO SITE PLAN FOR DETAILS, c/w ANNUALS AT OWNER'S DISCRETION 4 1 1 1 AN QR AP AN 200mm ø 700mm ø 250mm ø 1100mm ø GOOD GOOD GOOD GOOD 6 AYLMER AVE. 1 1 AP UA 9-11 EUCLID AVE. 300mm ø 100mm ø GOOD POOR EX. 2-STOREY 2 EX. 2-STOREY RESIDENTIAL BUILDING AN 100-300mm ø RESIDENTIAL BUILDING GOOD

1 TREE CONSERVATION REPORT & LANDSCAPE PLAN L.1 SCALE 1:150 0 2 4 6 8 10m 4 ISSUED FOR DISCUSSION AND REVIEW 12/03/2019 ML JL 3 ISSUED FOR COORDINATION 11/22/2019 ML JL QTY. QTY. 2 REVISED PER NEW GROUND FLOOR PLAN 10/24/2019 ML JL PROPOSED PLANT LIST KEY EXISTING TREE LIST KEY 1 ISSUED FOR DISCUSSION AND REVIEW 05/22/2019 ML JL SIZE Date No. Issue MM/DD/YY DR CK KEY QTY. BOTANICAL NAME COMMON NAME SIZE CONDITION REMARKS KEY QTY. BOTANICAL NAME COMMON NAME SIZE CONDITION REMARKS JAMES B. LENNOX & ASSOCIATES INC. TREES LANDSCAPE ARCHITECTS 3332 CARLING AVE. OTTAWA, ONTARIO K2H 5A8 HL 5 Gleditsia triacanthos 'Draves' Street Keeper Honey Locust 60mm ø B&B AN 7 Acer negundo Manitoba Maple 100-1100mm ø Good Tel. (613) 722-5168 Fax. 1(866) 343-3942 JL 3 Syringa reticulata 'Ivorysilk' Ivorysilk Lilac 60mm ø B&B AP 2 Acer platanoides Norway Maple 250-300mm ø Good FC 3 Fraxinus spp. Ash Species 50-100mm ø Coppice Regenerating trees growing from ex. stumps QM 3 Quercus macrocarpa Bur Oak 100mm ø Good PROJECT QR 1 Quercus rubra Red Oak 700mm ø Good BANK & ALYMER - MIXED USE LOW-RISE PREVAILING WIND ORNAMENTAL GRASSES UA 2 Ulmus americana American Elm 100-600mm ø Poor UP 1 Ulmus pumila Siberian Elm 100mm ø Good 1050 & 1060 BANK ST. KF 41 Calamagrostis x acutiflora 'Karl Foerster' Feather Reed Grass 250mm pot Potted Space 800mm o.c. OTTAWA, ON SPACERS SG 42 Panicum virgatum 'Shenandoah' Shenandoah Switch Grass 250mm pot Potted Space 800mm o.c. DRAWING

'NATURETIE' BIODEGRADABLE TREE TIE. TREE CONSERVATION REPORT & GENERAL NOTES: 2400mm LONG x 75mmØ TIMBER TREE STAKE PLACED 1. It is the responsibility of the appropriate contractor or official to report any errors, omissions or discrepancies on this plan with actual site conditions to the LANDSCAPE PLAN OUTSIDE ROOTBALL. REMOVE POTS COMPLETELY Landscape Architect before proceeding with construction. FROM POTTED STOCK OR CUT REMOVE DAMAGED OR AND REMOVE BURLAP AND OBJECTIONABLE BRANCHES. 2. The contractor is to notify all utility companies and authorities prior to any excavation and ascertain locations of underground services. STAMP SCALE WIRE FROM TOP 1/3 OF FOLLOW PROPER 150x150mm (MIN) SAUCER. FILL WITH 100mm ROOTBALL. HORTICULTURAL PRACTICE. 3. The contractor is to reinstate all areas and items damaged as a result of construction activity. AS SHOWN MULCH PLANTING BED AROUND 4. The contractor is to comply with all pertinent codes and by-laws. SHRUBS. COVER ENTIRE BED START DATE 1500 5. The contractor is to maintain a positive surface run-off throughout the entire construction period. TAPER TO BLEND NATURALLY WITH FINISH GRADE WITH 75mm DEPTH RODENT PROTECTION WOODCHIP MULCH. PULL 3 6. The Landscape Architect is not responsible for subsurface conditions. 1 FINISH GRADE BACK MULCH FROM BASE OF MAY 2019

ROOTBALL SHRUBS. ENSURE THAT 7. The contractor is to identify all existing trees to remain on site with the Landscape Architect prior to construction. MULCH COVERS ALL TOPSOIL MIXTURE (SEE SPECIFICATIONS) PROJECT NO. EXPOSED SOIL. 8. The contractor is to stake the proposed location of all plant material in conjunction with the Landscape Architect prior to excavation. 19-MIS-1955 9. Minimum distances for selected deciduous trees are as follows: - Building Foundations 7.5m 450

PLACE 1/3 OF ROOT BALL ABOVE GRADE. CUT AND REMOVE 150 - Sidewalks 1.5m BURLAP AND WIRE BASKET FROM TOP 1/3 OF ROOTBALL - Public Streets 2.5m TAPER TO BLEND NATURALLY PROJECT NORTH DRAWING NO. WITHOUT DISTURBING ROOTS. - Underground Infrastructure 2.0m WITH FINISHED GRADE. 10. All trees within 1m of underground utility trenches are to be excavated by hand. COMPACTED ROOTBALL SUPPORT PAD TOPSOIL MIXTURE AS PER SPECIFICATIONS. 11. Remove all protective wrapping from tree trunks after installation.

12. Staking of trees shall only be performed if necessary.

2 DECIDUOUS TREE PLANTING 3 ORNAMENTAL GRASS PLANTING 13. Ensure that mulch is pulled back a min. distance of 75mm from base of tree trunk. L.1 L.1 SCALE: NTS L.1 SCALE: NTS 24 / 24 PLOT SIZE ARCH-D