DESIGN BRIEF 488 - 500

PREPARED FOR THE URBAN DESIGN REVIEW PANEL, OCTOBER 2014

1 SITE AND NEIGHBOURHOOD CONTEXT East This Design Brief was prepared in support of a Site Plan Control application for the lands municipally known as 488-500 Bank Street (the Directly east of the site is a two (2)-storey commercial/office building which contains a bank, a dentist office a Vistek camera store and ‘subject site’). on the west side of Bank Street, at the southwest intersection of Bank Street and Flora Street in the southern portion of the additional offices. The United Church is located southeast of the site while Urban Capital’s “Central” Phase 2 is located Centretown District of the City of . northeast of the site and contains an LCBO. Further east of this subject site are residential as well as additional office buildings including Studio Argyle loft condominium buildings. THE SITE This area is comprised of two-and-a-half storey single-detached houses, low-rise office buildings and mid-high rise residential buildings. 488 Bank Street (referred to herein as “the site”), is located in the south end of the Centretown neighbourhood on the west side of Bank West Street at the southwest intersection of Bank Street and Flora Street. The Site has an area of approximately 1,217.74 m2 with 40 m of frontage along Bank Street and 30 m along Flora Street. The corner of the site is currently occupied by a two-storey building built between 1902 and The area west of the site is comprised mostly of two to two-and-a-half storey single-detached residential buildings, a low-rise apartment 1912 which housed the former European Glass and Paint store at grade and two (2) residential apartments on the upper floor. A later addition building, as well two (2) single-storey commercial/retail buildings along Flora Street immediately opposite the site. was built on the west side of the property which houses a garage. As part of the previous applications, a heritage permit was acquired to demolish the existing building to allow for development of the current project.

SITE

FIGURE 1 CONTEXT MAP

COMMUNITY CONTEXT The area surrounding the subject property is a primarily medium-density mixed-use area., with a range of smaller-scale, local commercial

uses in close proximity. FIGURE 2 SURROUNDING LOT FABRIC North North of the site is a three (3) – storey mixed-use building which contains a pawn shop with residential units on the second and third storey and single storey commercial buildings which contain the Berryman’s Pub and a Tommy and Lefebvre Sporting Goods store. Further north is a gas station as well as additional mixed-use buildings, including the Urban Capital “Central” Phase 1 and 2 project along Bank St/Gladstone Ave.

South Immediately south of the site is a mixed-use building that contains a residential heritage building, with a single storey of commercial retail uses forming the border of the building.

2 PROPOSED DEVELOPMENT fixed envelope of the recently approved zoning. This was achieved through the re-imaging what the average unit would provide. Given the success of the “Smart House Toronto” condominium recently launched by our client in Toronto we revised the building plans to reflect the SUMMARY OF PROPOSED DEVELOPMENT perceived needs of a changing demographic. Smart House Ottawa was crafted to meet those needs. The originally approved 96 units have The proposed development, named “Smart House Ottawa” is divided into three (3) distinct sections: The base, the body, and the top; each been replaced with 151 units. The average unit size has been reduced from 670 sq ft to 435 sq ft. A number of design elements that were with unique characteristics which clearly delineate the three (3) sections. The base of the building fronts on both Bank Street and Flora created to enhance the Smart House lifestyle created in Toronto were incorporated into the redeveloped proposal. With the change in unit Street. Both frontages have a ground floor set back 1.0m from the lot lines with heavy glazing punctuated and grounded by pilasters and size and the shift in likely purchasers we were also able to reduce the number of provided parking spaces from 60 to 23. The balance of the black masonry. The retail area will be accessed from Bank Street maintaining the general retail character of Bank Street while the residential changes that took place could be characterized as a further refinement to the previously approved proposal coupled with a response to the units are accessed from an entranceway along Flora maintaining the residential character of Flora and the area west of the site. At the pre-consultation comments that were made as part of the rezoning application. southeastern corner of the building, along Bank Street, a 2.0 m recessed portion of the building provides shelter for those waiting at the existing OC Transpo bus stop. Relationship to the Street The ground floor is capped by a cornice line which provides a strong visual break for pedestrians while maintaining the visual rhythm of this portion of Bank Street. The proposed western edge of the building has been re-examined with respect to its relationship to the existing and planned function built form along Flora Street. By redesigning the end unit along the western property line and eliminating the proposed window the overlook The second section, the body of the building is comprised of a strong black metal grid pattern with wider vertical components and thinner condition that previously existed has been eliminated. Although still built out within the approved rear yard set-back, the adverse impact is horizontal lines. The grid pattern frames the abundant fenestration where central units are provided with patio doors that will open in the mitigated by the two following measures. Firstly, with the aid of an additional setback at the northwest corner of the site, the width of the fashion of a French balcony providing for increased air flow and openness in the units. projecting bay on the western property line was reduced. Secondly, the visual impact of the west wall has also been reduced with a change The top two (2) floors of the building are set back an additional 1.5m with all units being provided full terraces. These levels are constructed in material of the black metal panels to the lighter gray renaissance stone veneer. primarily of glass to add lightness to the building. This level is also capped by a polished concrete cantilever which provides a visual break

to further ground the building. The original building elevations contemplated more experimental geometric shapes for the penthouse levels, however in an effort to reduce structured challenges and achieve a price point that is affordable in the market some design simplification Relationship to Bank Street was required. The built form respects the Zoning By-law provisions in place. The front yard setback along Bank Street has been slightly increased. Despite recognition that street trees are unlikely to thrive here, the Overall, the building will contain 474.08 m2 of flexible retail space with 121 studio units, 10 one bedroom units, 2 one bedroom and study proposed building location is consistent with the balance of Bank Street and is consistent with the Traditional Mainstreet policies as set out units, and 18 two bedroom units. The increase in units is driven by desire to provide a range of unit types within the Centretown area where in the various design guidelines and zoning regulations. The one metre setback to the property line is maintained enabling the storefront there is an abundance of one and two bedroom units available. The revised project is focused on delivering an affordable dwelling unit to glazing to increase the perceived width of the sidewalk. The ground floor at the south end of the bank street façade has been setback to the market in the central area which is well served by retail and service options, transit and other alternate modes of transportation. The new integrate the OC Transpo bus shelter into the proposed building fabric. The removal of the ground floor pilasters along the public right-of- direction of the project is following the success of a similar project in Toronto where affordable units are provided for young professionals way was reviewed, although it might have been structurally viable we felt they grounded the building and strengthened its relationship to who seek the amenities present in the downtown core and where transportation options are varied and focused largely on public transit, the street. cycling and walking rather than by automobile. Parking for the building is accessed by a double car garage located along Flora, located

nearly 24 m from Bank Street. This garage access leads to one (1) floor of underground parking, which includes both standard and ‘small car’ parking stalls. The building also provides a total of 158 bike parking stalls largely on the main floor and other bike parking areas Built Form provided within the garage levels. The revised proposal has built upon the design concept put forward by the original architects. The nine storey mid-rise building will Amenity strengthen and aid in the revitalization of this section of Bank Street. Amenity space for the building is provided in a number of ways. A total of 498 m2 of communal space is provided for the residents of the The potential overlook that could take place from the second floor amenity terrace has been reduced, by increasing the height of the parapet building. The majority of the communal space is provided in the form of an outdoor communal terrace located at the rear of the building, walls along the western property line. To eliminate any potential overlook that could possibly remain a continuous planting bed along the above the first storey. A little more than 180.5 m2 of space is accessible to all residents and their guests while plantings and screening will western property line has been introduced. An alternate material of renaissance stone has been selected to provide a more human scale and ensure privacy for both the users of the space and neighbouring properties. The remainder of the communal amenity space is in the form of tactile material to the western wall that will be more appropriate in its immediate relationship to its neighbour. an internal party room and an exercise room, also located on the second floor. In addition to the communal amenity space, many of the units A strong commercial presence has been provided on the street that could be divided into several distinct commercial retail units. However are provided with private balconies and terraces for a total of 584 m2 of private amenity space. at this time the revised layout lends itself perfectly to a single tenant. Mechanical service shafts have been provided that would allow for a The building, known as “Smart House Ottawa”, in recognition of the limited space in the individual units, proposes additional features to potential future restaurant use. ensure residents can maintain their daily lives in an efficient manner, including access to a product library, a car-share program, 1:1 bicycle Although interesting in concept the previously designed penthouse floors proved to be too expensive in the revised proposal. As an parking, etc. alternative, a generous setback from the Bank Street and Flora Street frontages is provided. An additional setback along the internal western wall is also provided to further aid in mitigating any undue negative impact resulting from the proposed mid-rise building. The penthouse

floors are clad almost entirely in glass, which will result in a much lighter expression than the body of the building. The building has been DESIGN STATMENT capped with a significant cantilevered concrete overhang that terminates the building in a way that is consistent with the overall language General Comments of the proposal. As the new architects for the proposed building at Bank and Flora our task was to aid in developing an economically viable project based The existing building provided architectural clues on how to treat the acute corner of this site. A large corner cut to the proposed ground on the previously approved development proposal. Roderick Lahey Architect’s role was to refine the proposed building and to respond to floor glazing is provided to accentuate the corner condition, alleviate the tight sidewalk condition and draw attention to the design of the the changing economic climate of the Ottawa housing market. The first priority was to increase the number of residential units within the building.

DESIGN BRIEF – 488 - 500 BANK STREET 3 and have been reviewed and analyzed for the proposed development. Despite the above, the relevant policies of OPA150 have been considered as this is a Council-approved document. Materials The intent and direction of the Mainstreets designation have been generally maintained with more emphasis placed on development patterns The general appearance of the original proposal has been maintained. The proposed building has been designed to reflect the traditional that result in more valued pedestrian environments and support the use of transit. tripartite design. The base or ground floor is essentially glazed which reinforces its commercial use. The body is made up of a grid of prefinished metal panels that highlight the individual units within. Black prefinished aluminum panels frame the main window wall. The The proposal maintains the intent of the amended Mainstreet designation. upper recessed penthouse floors make up the crown or top of the building. The proposed development also continues to meet the urban design and compatibility criteria in Sections 2.5.1 and 4.11. Whereas OPA 150 The ground floor brick pilasters have been designed to provide a strong, articulated base that combines the contemporary floor to ceiling leaves Section 2.5.1 largely unchanged, it revises Section 4.11 into seven (7) broad categories, five (5) of which are particularly relevant to glazing with traditional masonry brick detailing consistent with the bank street environment. A bold metallic band has been placed as a the proposed development. reference to the traditional cornice detail. Grey renaissance stone has been used on the western property line and on the upper penthouse In terms of building design, the development fits with the existing desirable character and planned function of the surrounding area by levels where indicated. The wall along the southern property line has been designed with a combination of materials. The main body of the setting the building back slightly along Bank and Flora Streets to allow for an increased pedestrian realm, particularly at the corner of Bank wall is to be constructed with traditional brick veneer. Two large panels of glazing have been provided to reduce the amount of blank wall and Flora where a building chamfer provides additional space and prominence at the corner. The façade is articulated with a variety of and to provide a visual clue as to the use of the proposed building. A sprinklered window protection system will be put in place to provide cladding types to add dynamics with a strong grid pattern and lightness of the fenestration. A cut out is provided along Flora to visually the required two-hour rating. The southeast corner of the building is to be constructed with prefinished aluminum panels colour-matched to separate the proposal from neighbouring properties. the main body’s spandrel panels. The penthouse levels have been provided with grey renaissance stone to reinforce the tripartite design of the proposed building. The proposed development represents an appropriate “fit” and transition between the mainstreet and the neighbouring low-rise residential neighbourhood as setbacks and cutbacks aid in reducing the impact on neighbouring residential properties. The emphasis on the pedestrian As previously mentioned the design elects to use traditional masonry to be more compatible with the neighbourhood and the bank street realm and elements such as the first storey cornice line improve the compatibility of the proposal. Overall, the proposed development heritage. The building is designed to be a contemporary expression of the traditional mainstreet building. The choice of black brick provides continues to maintain the policies of OPA 150. a consistency to the design and its elements while at the same respecting its place as part of Bank Street. CENTRETOWN SECONDARY PLAN AND COMMUNITY DESIGN PLAN

The Subject Property is located within the “Central” character area of the Centretown Secondary Plan and Community Design Plan and is primarily designated Traditional Mainstreet with a portion at the northwest corner designated Residential (Figure 8). The Plans seek to

3 POLICY & DESIGN CONSIDERATIONS maintain and enhance the mixed-use nature of the Traditional Mainstreet designation with the objective of creating retail and commercial Design considerations for 488-500 Bank Street focus on issues of integration, compatibility and project fit into the urban environment. areas that appeal both locally as well as regionally. The residential areas are expected to be maintained as primarily residential uses with limited intensification occurring. In both cases the pedestrian realm and mobility is a priority based on connectivity and access to a variety OFFICIAL PLAN, 2003, CONSOLIDATED 2013 of modes of transportation. The subject property is designated Traditional Mainstreet in the Official Plan. Traditional Mainstreets are intended to offer some of the most The site has a maximum height of 9 storeys and seeks medium density buildings which create a human scale. Pedestrians are to be made a significant opportunities for intensification through compact development form, a lively mix of uses and a pedestrian-friendly environment. In order priority in building design to ensure active pedestrian streetscapes and a livable environment. This can be accomplished through design to achieve this, these areas permit a broad range of uses that include retail and residential uses. The Traditional Mainstreet designation generally permits building up to six (6) storeys but does also permit buildings up to nine (9) storeys when the policies of Seciton 2.5.1 and 4.11 are met. features which minimize shadowing and wind, enhance the urban forest and provide usable indoor and outdoor amenity areas. URBAN DESIGN GUIDELINES FOR DEVELOPMENT ALONG TRADITIONAL MAINSTREETS Traditional Mainstreets are also encouraged to intensify through the redevelopment of sites such as vacant lots, aging strip malls, and former automobile sales lots, parking lots and gas stations, and stipulates that redevelopment and infill will be encouraged in building formats that enclose The City of Ottawa’s Urban Design Guidelines for Development along Traditional Mainstreets provide urban design guidance at the and define the street edge and provide direct pedestrian access to the sidewalk. The proposed development achieves all of these goals, by planning application stage in order to assess, promote and achieve appropriate development along Traditional Mainstreets. redeveloping an underutilized lot to create a well-defined street edge and pedestrian environment at the corner of Bank Street and Flora Street. The proposal also contributes to the diversity of dwelling types which presently exist within Centretown. The at-grade commercial will contribute to The proposal supports many of the applicable guidelines, including: the diversity of community serving amenities. Guideline 1 - Align streetwall with existing built form in order to create a visually continuous streetscape; The proposed development meets the urban design and compatibility criteria in Sections 2.5.1 and 4.11 of the Official Plan. It will provide Guideline 8 - Design quality buildings that are rich in architectural detail and respect the rhythm and pattern of the existing or planned, streetscaping improvements along Bank Street, contributing to a more comfortable pedestrian experience along the street and supporting the buildings on the street, through the alignment of elements such as windows, front doors, cornice lines, and fascias; intention to create a walkable traditional mainstreet. This will include large ground floor windows, some landscaping and building canopies to create a more comfortable space in different weather conditions. Guideline 11 - Use clear windows and doors, to make the pedestrian level facade of walls facing the street highly transparent, and locate active pedestrian-oriented uses at-grade; Vehicular access is provided from Flora at the furthest point from Bank Street in order to reduce potential conflicts with pedestrian mobility. The proposal has full regard for the existing and planned context and a full understanding of the impacts the proposal will have on surrounding Guideline 12 - Set back the upper floors of taller building to help achieve a human scale and more light the sidewalks; existing development. Guideline 17 - Provide pedestrian weather protection such as colonnades, individual canopies, awnings and balconies;

CITY OF OTTAWA OFFICIAL PLAN AMENDMENT 150 Guideline 19 - Locate front doors to face the mainstreet and be directly accessible from the public sidewalk; and In 2013, the City of Ottawa reviewed its Official Plan resulting in numerous policy changes. Ottawa Council adopted Official Plan Guideline 27 - Provide only a minimum number of required car parking spaces. Consider parking on the mainstreet. Amendment (OPA) 150 in December 2013, receiving Ministry of Municipal Affairs and Housing approval April 24, 2014. As OPA 150 is

currently under appeal, the current policies of the City of Ottawa Official Plan 2003, consolidated May 2013 remain in full force and effect

DESIGN BRIEF – 488 - 500 BANK STREET 4 CITY OF OTTAWA ZONING BY-LAW 2008-250 The current zoning for the Subject Site was established through a previous Zoning By-law Amendment which was approved in 2012. As a result of the Amendment, the site is currently zoned Traditional Mainstreet, Exception 2016 with a Maximum Height of 31 m TM [2016] H(31). The Traditional Mainstreet (TM) zone permits a wide range of uses including retail, service commercial, office, residential and institutional uses, including mixed-use buildings but excluding auto-related uses. The TM zone further seeks to foster and promote compact, mixed-use, pedestrian-oriented development that provide for access by foot, cycle, transit and automobile. Exception 2016 establishes specific provisions for the subject site based on the proposed development. The provisions established in Exception 2016 as well as the remaining applicable provisions are listed in the table below. The proposed provisions are also listed in this table. The proposed building is a permitted use within the TM zone and meets all of the required zoning provisions. The proposed development complies, as a result of the previously approved zoning, with all requirements of the zones including yard setbacks, landscape areas, building height and amenity space.

DESIGN BRIEF – 488 - 500 BANK STREET 5

BANK STREET

Victoria Memorial Museum of Nature CORE AREA

BANK STREET

NORTHERN CHARACTER AREA

BANK STREET

UNESCO World Heritage Site The

CENTRAL CHARACTER AREA A

CATHERINE STREET

BANK STREET CORRIDOR CHARACTER A

Lansdowne Park Highway 417 N

SUBJECT SITE BANK STREET IDENTITY: DOWNTOWN CENTRETOWN SOUTH CENTRAL PRECINCT THE GLEBE

SITE LOCATION MAP OCT 2014 488 + 500 BANK STREET, OTTAWA, A T N Y D SE K CA M HA R E K R T L E ET W Y VE S E Y N S V L YS

B M R B R T A F T A O O T E C E E S T E V D L P Y N DUNDONALDS PARK S N AL A N T S E M OO S S E E E C R STO T L N A V T D F Y TH BALLANTYNE PARK T A B I A L E G O N C A LA R E E N A G A L N E

ST B T N T O' S R M S O 7 O K A 1 T H S KS C T C 4 T E S N S Z Y M RA ON D I WA AW

T L L T JA F O E H H Y S G N LE E I W T C L H 17 M T S O UR O M E G 4 E S N N O V N Y V A R A IN A A T RE M E E W I E A S IL S L H E N

E N S L T G Y S IG R R C T G T H O S E E R U H V M MA N T V A T T A O M Q W S KE ES IC A ES C E H N T LE T N E O T S R C L T O R N A B Y T L S S F Y L RE A O T A S T B S G F L Y ST N E M A D E AC R A O AR M S U S J N E E S M O T E A T M E K D T V L V CL AV A I I N M E EN N G EA S YL AM T N T G H S CentretownO S A T E ST AR 17 R V D P 4 G A L T A R Y C N S L M A Y P Y E G I W I O L T O V H SABEL E E S T NC E IG LA L V R R N O T H ST O E S C C U S RE ' N O E S O CO A M L E Y IL M T F L A N F L S G J N K T N E S E VE LA B N ST A O S L Y T E R T BE D L A D M L O Y S S R S G I A Y LE T B T R I T O C A N RS A S N M U T Y E 7 S O S C S 1 N A 4 E T M S S E T L V IL E T R G Y A Q G AM O N T B A A J L S A W I U F A R E M R N GH T O I S T E A O K H E N L A R I L F LL P E N Y ST S T E L E O T S B I S PE V D A Z A O E IS A T T N N M E S NE LE RI V B RCY E S C E ET A E TO T M H A T T NC S VE T N H S D N K A A C O RE A E C C D ES ST O L N E A H R M L G N TO V L T WY A F T A F A J NG A E R E L S I I V Y T L R ST A CLARE GARDENS PARK S T R O ST ON A A T N BA R E O P T O R S E S L B P R Y S F E R MCNABB PARK A T S OD T T C LE N A T N P YS C K E M V G S E T E AA M V L V T N A E L A E CO D N Y ARLINGTONN PARK H T N O TO T C LA D O K R T N G RA A N R E S IN K T E U T V S S V L O A S A A RL E A F M E ST R T A E M C E D O N V N E S N N O L N T A O M E O E F IA S T L RS O T S E T S C T OR T AD M 7 T T N L T E A D G LY O N S 41 P E Y E PR E IN A AV S AV ER W T ST R P H H O E L E N ST T G AIN V E O O A I 'C A Z R T T C H RL HA NS S G E O C N ND RA I N B N Y M LA O LO RL E N K S F A V N N HA A O C WY D T B A R MO A A N R ST R V O S L Y C D E U H T Z E S T A M E A H H M V T R M A T A R T C S O N L E E G T E O L C ST T CENTRALN PARK B N I D A O E C L G A D O N 7 E N D 1 V H L E T LI 4 B IN Z L A The Glebe L I I S C S R Y N P A O V A A A I L T M R A L L R W E O L T D H ER A FL IG AV R Y H B N P M CHAMBERLAIN PARK ST A E S D E H B E E C E T R R N A I U C N U

Y ER Q TH AVE K M S A M E S V T C IN A L T ST O Y E B N O G N O ERLA O ID R T 'C R D G 7 N E R O 1 AMB O E IN 4 V H S L S A M N R Y E N T T A A T V S S HW A N IR C O IG S W O F G N H O R I EM L A VE CH L S LI A C T V E V E AIN V VE R A EA A ERL L B E MB L E V Y T L E GL A S Y OW B D S CHA E O P A N T E INE V N O V R A N C A E E K E E N L S S TO TH 17 A C BR 4 D T S A GLEBE MEMORIAL PARK H C Y N T 7 A E S 41 W L E O T O Y GH G V S A I A D N HW H W VE G SO G E A E R G HI VE R T V LE A F E S A Q C 6 N V C 1 NA IR D LE E A F IR U P A R O M E E H E E D OW V V T L E A VE V N A A E E O R A EM E C L B D N A N G N N 1 I E CL H A V L LE O Y 2 L G C E E A O A 1 P Y E R L L R IC E LL O S 1 E BA E I V B E D I 7 5 Z B 1 MP M R W N AV L R L 4 A A C O A Y I Y R H P S N D G A C Y IR B 21 T K H D C IC1 T M SUBJECT SITE PARKSPARKKS SCHOOLSSCH CHILD-CARE SERVICES SENIOR HOUSING EMERGENCY SERVICES CYCLING ROUTES BUS ROUTES

AMENITIES MAP OCT 2014 488 + 500 BANK STREET, OTTAWA, CANADA BANK ST. 01 02 03 04 05 O’CONNOR ST. 06

MCLEOD ST. ARGYLE ST.

KENT ST. GLADSTONE AVE.

09 16 07

13

06 15 08 10 03 BANK ST. MCLEOD ST. 16 11 02 12 O’CONNOR ST. CATHERINE ST. 01 ARGYLE ST.

15 04 08

05 KENT ST.

FLORA ST. MCLEOD ST. 07 HIGHWAY 417

14 07

14 13 12 11 CATHERINE10 ST. 09

ARLINGTON ST. FLORA ST. BANK ST. KENT ST.

HIGHWAY 417

SUBJECT SITE

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SITE CONTEXT MAP Address: Prepared for: Date: Context Analysis 488 & 500 Bank Street, Ottawa Urban Capital October 2014 A 07 O T N N Y D SE K CA M E HA R E K N R W V T L O E E L Y E S E Y N S V L G Y

B M 08 R S R T R A F T T A O O T E C I E E S T E N V D LB P Y N S S S N AL A N T T S S E M OO S S E E E C R 10 STO T T L N A V T D F Y TH T A B I A L E G O N 01 02 09 E 10 C A LA R E N A G A L N

ST B T 06 N T O' S R M KE S O 7 O K A 1 T H S KS C T C 4 T E S N S Z Y N M RA ON D I WA AW T T L L T JA F O E H H Y S 03 G B S E N LE E I W T V C L H 17 M T A S O UR T A O 01 M E G 4 E S Y N N O V N Y V A E R A IN A A T RE M B N E E W I E S A S IL O S L H E N

E N S T L T G A T 02 Y S IG R R C N S T G T H O S E E D R U H V M MA N T K LA V A T T A O I M Q W S S KE ES 04 S G C A E C E H N T T LE T N E O O T S R CA N L T O 'C R B Y T L O P E S S F Y L R A O T E A S T 05 B S N G F L Y ST N E M A D NO E R AC R A O 14 AR 67 M C S U S J N E E S MP M O T A E A Y T M E K R D T R V L V 11 CL AV 9A A I I N M E EN 11 N S G S S L IC M K EA Y 17 A T N T T Y4 S E O G W H T R S H 7 A T E N A 1 R V S P 4 G A T D Y L ST LA 16 R A C YN Y S G I M W O L P T B E V H ISABEL E E O T E L V S A T NC B IG LA R 320 MCLEODR ST. N 320 MCLEOD ST. O T H 359 KENT ST. ST O 399 BANK ST. E Y S A C C U S RE ' N O S E S O N CO A Y M M T L E IL T A F KS L S G J N N F T L K E S T E E N A E B T V L V N T A O S L A Y P E S E R T A V T D L T BE D M 03 E 04 L A Y S 11 A RI 12 O S S R S G E I O A R Y E LE T N T T B N T R I I C O O C A R N A T T M E RE RS Y S N S H P U T Y E D T 7 S O S S C S A 1 N A 4 E T M T S S E T L C V IL E T R G Y A Q G AM O N K 12T B A A J L S A W I U F E A 13 H R E M N R N G T O I S T E A T LO K H A E N F L R I L S L P E N Y T S E S T T L E O T S B I S PE B V D A Z A A O E IS A T T E N E IN M E B S Y N L B R V RCY E S C E ET A E S TO T M E A H 7 A T T NC S V N T 5 N H S T D N K A A 6 P C O RE A E K C 17 7 M C D ES ST O L N P RA E A H R L G N O S V L T M F T M B A F A WY JA T T 15 A 19 R L ING 1 IA E E T S L R IC R ST V Y A Q S T R O ST ON A A B 17 T N BA R 9 4 E O U P E T O 1 Y R S V S L 1 W P R E E A Y F B H E S C T E R OD A I T S T N C NE E N 7 A O T L K 1 P YS T C N K 4 EN O E EL S M V G D S 'C A WY AA L M I 360 FRANKT ST. L 453 BANK ST. E T T 363 BANK ST. VE 475, 477, 479 BANK ST. V H O N A Z E G L A E Y N S N CO D A N T H T N O N T A BE D O B TO C L N G O K R A T N TRA A N R E S I K R E T U T V YS S S V L O A S A E A F M H A ST T RL E S MM E E R A N V N E S C D O A T N N O L N T O D E 05 O E 06 T F IA 13 S 14 T T RS R O S CL S OR E T D M T T W N A 7 ET T L LY O T 1 A D G S 4 P Y E Y E PR E IN A AV S B V R T A N E W ST R P A H H O E L E Y N ST T G AIN V E O O A I 'C A Z R T T C H RL HA NS S S G 18 E O C N ND RA T I N B N Y M LA O LO RL E N K Y S F A V N N HA A O C W D T B A R MO A A N R ST R V O S L Y C D E U T H T Z E S S B T A M

H H P E E A A M V T R M N T E A I N T A R C R S O R N BA E K L E E G O H L C E C B N ST T T O NT I S C D Y A A O E L Y G A D O N C 7 E T N ' D 1 V C H L E T S LI S 4 B IN Z L A O L I I S C S T R T Y N P A O V A A A I N L T M R A L L R W E L T N D H ER A FLO IG AV O R Y B N P H M R ST A E S D E H B E S E E C T R R N A T 453 BANK ST. I 375 BANK ST. 255 ARGYLE ST. U 160 ARGYLE ST. C N U

Y ER E Q TH AV K M S A M E S V T C IN T A LA L T S O Y E B N ER O G N O O ID R T 'C Y R D G P 7 N E R O 1 BANK O E N V W 07 LI 08E 4 15 16 17 A 18 H S N R Y CHAMB S N M T R E T R A T V S S A T C W N C S H A IR D O E Y IG S W O F G

R H N IN S H ST O I M L R T E T A E VE L S LI H A C T E V T V A E B E C AIN E V R V O A A EA A ERL ' Z L B C E I L E V Y T MB L E L O A L Y W B G S S N D E CHA E O O A N T NE V P N O VE I A N N C N A O E E E N ER LE K S O H S RS C 7 A E T T 1 T S BR A 4 D H C Y N T U 7 A E S 1 L T OD 4 W E Q T O AY IGH G AV S N HW H W VE G SO G E A E R G HI VE R T V LE A F E A Q C 6 N V C 1 NAVE IRS D LE E A F IR U P A R O M E E H E E D OW V V T L E A V N A A E E O R A EM E C L B D N A N G N N 1 I E CL H A V L LE O Y 2 L G C E E A O A 1 P Y E R L L R IC 415 GILMOUR ST. E 363 BANK ST. LL 200 CATHERO INE ST. 363 BANK ST. S 141 CATHERINE ST. 12 CHAMBERLAIN AVE. 1 E BA E I V B E D I 7 5 Z B 1 MP M R W N AV L R L 4 A A C O A Y I Y R H P S N D G A C Y IR B 21 T K H D C IC1 T M SUBJECT SITE

MATERIALS MAP OCT 2014 488 + 500 BANK STREET, OTTAWA, CANADA TM[1632] S243 TM[87] H(19) Gladstone Ave. O’Connor St. Florence St.

McLeod St. TM [1778] S261 Bank St. R4T [479] SITE TM[2016] H(31)

R4S[479] Argyle Ave. R5G[860] H(18) R5B[845] H(19) Flora St. R4[479] TM H(19) Kent St. GM3[1895] H(76)-h

Catherine St. Arlington Ave. I1A [336] TM[74] H(19)

Lyon St.

GM3 F(3.0) H(19) HIGHWAYisabella 417 St .

Pretoria Ave.

ZONING MAP OCT 2014 488 + 500 BANK STREET, OTTAWA, CANADA

SLA

D N

LAURIER A

L

R

E

B

M

U C GLOUCESTER

Ri E

deau T

I S

NEPEAN LYO N R

NEPEAN C E

anal

IV N

ACADEMY U PRIMROSE

LISGAR

TR

A N S I T

COOPER

R

NSON

TIE

R TCALFE

BRO A E

C M SOMERSET

D R IV

BANK Q E W U E A N E E I Y N C MACLAREN L ( H TRA T E H L O D EN C I L L E) Z A

BRIDG N A A

I

NOR B S

M N

RCY G E

L O T CA E H

PE

'CON O C MACD O

GILMOUR N

O L T URY O

NG LEWIS N

TI E R

A L

H DERBY CHRISTIE LEW IS LEWIS ALISB B

S Y

RT J

JA M ES A C

ROBE K P K

WAVERLEY U WAVERLEY

RCE

L L FLORENCE FRANK

ENT FRANK FRANK K

GLAD STONE

DELAWARE IN D ELGIN N LA MCLEOD S G IN K IDGE MCLEOD

O H FLORA PARK C E

METCALFE PAR K

BAY ARGYLE MONTCALM D ARLINGTON ARGYLE EL FI EN D

E R R

G O

C

E N

N

HAVELOCK O C

AI CALF

CATHERIN E M MET

HARVEY HARVEY HIGHWAY 417 HIGHW AY 417 ISABELLA

HERITAGE: BUILDING GROUP 1 + 2 CONSERVATION DISTRICT LOW RISE:MID-RISE : HIGH RISE: OVERLAY 12-14.5M / 4 STOREYS 17M / 5 STOREYS 30M / 9 STOREYS 50M / 16 STOREYS 55M / 18 STOREYS 65M / 21 STOREYS 77M / 25 STOREYS 83M / 27 STOREYS

MAXIMUM HEIGHT MAP (CENTRETOWN SECONDARY PLAN) OCT 2014 488 + 500 BANK STREET, OTTAWA, CANADA

EAST (BANK ST) CONTEXT ISSUED FOR UDRP SHEET # ELEVATION

PLOT DATE: Monday, September 29, 2014 PROJ. # 1410 NORTH (FLORA ST) CONTEXT ISSUED FOR UDRP SHEET # ELEVATION

PLOT DATE: Monday, September 29, 2014 PROJ. # 1410 SOUTH CONTEXT ISSUED FOR UDRP SHEET # ELEVATION 19 PLOT DATE: Wednesday, September 17, 2014 PROJ. # 1410 OVERALL STREET CONTEXT ISSUED FOR UDRP SHEET # ELEVATION 19 PLOT DATE: Wednesday, September 17, 2014 PROJ. # 1410 103.215 M 103.215 M U/S MECH ROOF U/S MECH ROOF 4000 4000

99.215 M 99.215 M U/S MECH. SLAB U/S MECH. SLAB 2800 2800

96.465 M 96.465 M T/O 9TH FLOOR T/O 9TH FLOOR 2975 2975

93.540 M 93.540 M T/O 8TH FLOOR T/O 8TH FLOOR 3350 3350

90.240 M 90.240 M T/O 7TH FLOOR T/O 7TH FLOOR 2975 2975

87.315 M 87.315 M T/O 6TH FLOOR T/O 6TH FLOOR 2975 2975

84.390 M 84.390 M T/O 5TH FLOOR T/O 5TH FLOOR 2975 2975 31000 ZONING HEIGHT LIMIT 31000 ZONING HEIGHT LIMIT 81.465 M 81.465 M T/O 4TH FLOOR T/O 4TH FLOOR 2975 2975

78.540 M 78.540 M T/O 3RD FLOOR T/O 3RD FLOOR 2975 2975

75.615 M 75.615 M T/O 2ND FLOOR T/O 2ND FLOOR

S I G N A G E S I G N A G E S I G N A G E 6000 6000

69.615 M 69.615 M T/O RETAIL FLOOR T/O RETAIL FLOOR ANODIZED CLEAR ALUMINUM SIGN BAND 66.871 66.871 T/O P1 LOBBY T/O P1 LOBBY EAST ELEVATION - BANK STREET SOUTH ELEVATION SCALE: 1:150 SCALE: 1:150

103.215 M 103.215 M U/S MECH ROOF U/S MECH ROOF

3 4000 4000

99.215 M 99.215 M U/S MECH. SLAB U/S MECH. SLAB 2800 2800

96.465 M 96.465 M T/O 9TH FLOOR T/O 9TH FLOOR 2975 2975

93.540 M 93.540 M T/O 8TH FLOOR T/O 8TH FLOOR 3350 3350

90.240 M 90.240 M T/O 7TH FLOOR T/O 7TH FLOOR 2975 2975

87.315 M 87.315 M T/O 6TH FLOOR T/O 6TH FLOOR 2975 2975

84.390 M 84.390 M T/O 5TH FLOOR T/O 5TH FLOOR 2975 2975 31000 ZONING HEIGHT LIMIT 31000 ZONING HEIGHT LIMIT 81.465 M 81.465 M T/O 4TH FLOOR T/O 4TH FLOOR 2975 2975

78.540 M 78.540 M T/O 3RD FLOOR T/O 3RD FLOOR 2975 2975

75.615 M 75.615 M T/O 2ND FLOOR T/O 2ND FLOOR 6000 6000

69.615 M 69.615 M T/O RETAIL FLOOR T/O RETAIL FLOOR ANODIZED CLEAR ALUMINUM SIGN BAND 66.871 66.871 T/O P1 LOBBY T/O P1 LOBBY WEST ELEVATION NORTH ELEVATION - FLORA STREET SCALE: 1:150 SCALE: 1:150

ELEVATIONS ISSUED FOR SITE PLAN CONTROL SHEET #

PLOT DATE: Tuesday, September 30, 2014 PROJ. # 1410 S I G N A G E S I G N A G E S I G N A G E

EAST ELEVATION -BANK STREET

T/O 3RD FLOOR

T/O 2ND FLOOR

T/O RETAIL FLOOR

NORTH ELEVATION - FLORA STREET

1 : 50 SCALE ELEVATION ISSUED FOR UDRP SHEET #

0m 5 10 13 PLOT DATE: Tuesday, September 30, 2014 BAR SCALE PROJ. # 1410

NORTH-EAST VIEW (BANK ST) ISSUED FOR UDRP SHEET # 19 PLOT DATE: Wednesday, September 17, 2014 PROJ. # 1410