DESIGN BRIEF 488 - 500 BANK STREET 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 Centretown United Church is located southeast of the site while Urban Capital’s “Central” Phase 2 is located Centretown District of the City of Ottawa. 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.