1 1 566 Hilson Ave & 148 Clare St., Ottawa Planning Rationale June 20 th, 2014 Prepared by Rosaline J. Hill, B.E.S., B.Arch., O.A.A. Site, Context and Zoning The proposed development is located on a 13,600 sq.ft. (1264 sq.m.) lot at the corner of Hilson Avenue and Clare Street in Hampton-Iona Park, Ottawa. This neighbourhood is often considered to be part of Westboro, and is located between Carling and Byron, Island Park and Kirkwood. It is close to a large park, Hampton Park, with play structures, wading pool, baseball diamonds and extensive walking paths. It is a neighbourhood within the City's mapping of 'Mature Neighbourhoods' in the By-law, and is home to many infill projects.
2 2 Existing Buildings The properties at 566 Hilson Ave & 148 Clare St. are owned by my client. They are in disrepair. The building on Hilson is a duplex, and the building on Clare is a single family home. Neighbouring Buildings There is a town house condominium development across the street, with a private road Illustration 2: Parking structure for townhouse development on Hilson Ave. coming off Buell Street (around the block), 32 homes and a long parking carport. None of these townhomes front onto Hilson Avenue. The one storey parking structure or carport consumes 214' (65m) of frontage along Hilson, a blank wall to the street. The single family homes adjacent to the site on Hilson are 2 storeys with grade oriented pedestrian front entrances and side yard parking in driveways. Illustration 3: Hilson Ave looking south from in front of the subject property Prepared by Rosaline Hill, June 20th, 2014
3 3 Neighbouring homes along Clare are also single family 2 storey houses with side yard parking in driveways, but with steps leading to front porches raised 3 to 4 feet above grade. This neighbourhood slopes down toward the river, and the intersection of Hilson and Clare is significantly sloped. The area is well treed and Illustration 4: Neighbouring homes on Clare St. quite green during the growing season. 566 Hilson has a large Norway Maple in the corner side yard, that will be cut to allow for development. A Silver Maple along Clare will also have to be cut to allow for construction of underground services. The subject property and much of the neighbourhood surrounding it, is zoned R3R, allowing for singles and semi's to a height limit of 8m and triplexes to a height limit of 11m. The townhouses directly across the street, as well as the town homes further north on Hilson are zoned R3A, a zoning designation that allows for planned unit developments and townhomes to 8m in building height. The subject property could be developed with 3 semi's (a total of 6 units) whilst keeping within the intent of the R3R zoning. Conventional semi's designed to meet the zoning requirements and real estate expectations of this neighbourhood would each have a street facing single car garage. There are many examples of this development pattern in the neighbourhood. These units are large 3 or 4 bedroom units, ideal for families, though often occupied by only 2 Illustration 5: Typical development form; semi with two adults. garage doors and driveways (this example is on Bluell around the corner from the site). Prepared by Rosaline Hill, June 20th, 2014
4 4 Illustration 6: Proposed Site Plan
5 5 Design Proposal This development proposal includes 7 townhouses and a semi for a total of 9 units, with 9 single car rear garages, accessed by a single curb cut and lane. Lots of street parking will be available on both street frontages. A new sidewalk will be built in front of the townhouses on Hilson, to connect to the sidewalk on Clare St. New trees will be planted along Clare and in the rear yard. The townhouses would front onto Hilson and face the existing town house development. Their front entrances would be grade oriented with front porches almost at grade, just like their neighbours to the south. Lots of windows would overlook the street. The primary living spaces would be a few meters above grade, open to the front door and entrance area below. A horizontal design element on the front facade would break the front elevations at the neighbouring eye level, and diminish the upper floor. A strong horizontal rhythm articulating each unit maintains the visual scale of homes in the neighbourhood. Materials include brick, stucco, and wood, as commonly used in this neighbourhood. The main built form of these towns would be roughly within the height limit for this area, but clerestory windows over the upper hallways would project above the height limit. These projections would be difficult to see from the street invisible from most vantage points. Illustration 7: Proposed townhouses on Hilson Ave. The semi detached units would face Clare St, sharing the laneway with the towns, to access rear parking garages. These units would have porches and entries similar to immediate neighbours. No clerestory windows would be provided in these units, as side windows would provide light to the second floor hallways.
6 6 Illustration 8: Corner townhouse and semi's proposed along Clare St. with neighbours, including existing parking structure on Hilson Ave. The back corner of the site, which extends into the heart of the block, would remain green space. Part of this land would be graded to temporarily retain water in heavy rainfall. The southern most section will be sold to the adjacent property owner. New trees would be planted. The corner side wall of the towns, facing Clare Street, is dynamic in its design, with lots of window to connection it to the street. Landscaping and raised grading will be used to make the second floor living space of this unit relate comfortably to the ground and to the street. Illustration 9: View of proposed development at the corner of Clare and Hilson.
7 Each of the proposed units will have an outdoor sitting area in the front or corner side yard to encourage recreational use of semi public spaces, to animate the street with activity, and to allow opportunities for community building. A rear deck would be built off the living room of each unit, projecting into the back yard and over the laneway. This would allow for personal outdoor and bbq space. It is a very short walk to a large greenspace for more active outdoor activities. 7 Proposed Building Height The proposed design is slightly taller than the building height limit for semi's and singles, but much lower than the allowable building height for triplexes in this zone. The method of calculating building height is under discussion at the present time, as it is evident that the existing tools to calculate building height are confusing. The architectural site plan shows a series of building height calculations, using the two methods that are in law now, and the method that is proposed in the revised bylaw. Building heights for adjacent proposed units vary by as much as 2' (0.6m), based on calculation methods in the bylaw, although these units have roofs that are level with each other and are located on only a slight sloping landscape. Generally it is evident from reviewing all these calculations, that the proposed building height for the main roof of these towns and semis is about a foot higher than the 26' (8m) height limit for singles and semi's and about 9' (2.7m) lower than the limit for triplexes. The sections of roof that pop up to allow clerestory windows over upper hallways, are about 4' (1.2m) over the height limit for singles and semi's and about 5' (1.5m) under the height limit for triplexes. These raised areas are set in from the sides of the building. A close look at the 3D images reveals that the proposed building heights look comfortable and in keeping with the existing neighbours. The clerestory is almost invisible.
8 8 Proposed Setbacks The proposed building setbacks along the street are in line with neighbourhood patterns, rather than in compliance with the underlying zoning. Existing setbacks are much less then zoned, and many neighbouring homes have raised covered front porches with solid columns, which are technically 'projections' into the front yard, but have the visual weight that is in some ways comparable to closed and insulated built space. In the following illustration, the line of existing setbacks refers to the average of front building walls, and the halfway point in the projection of covered porches. The proposed design has few front porches and simple canopy projection visually light and unobtrusive, and in keeping with one design pattern in the established surrounding built fabric. Interior side and rear setbacks are generally as prescribed by the zoning. Interior side yard setbacks are slightly greater than the zoning requirement of 4' (1.2m). Rear yards are slightly reduced, by virtue of the proposed lot pattern, though the rear setbacks as they affect neighbours are less then the zoning bylaw had anticipated.
9 9 Proposed Lot Width and Area The total lot area is 13,606 sq.ft. (1264 sq.m.). Part 20 will be sold to the adjacent neighbour. It is 1045 sq.ft. (97sq.m.) in area. The remaining lot area is 12,562 sq.ft. (1167sq.m.). Divided equally between 9 units this would be 1396sq.ft. (129sq.m.) per unit. This lot area is within the zoning intent for R3 zones, in which required lot areas for semi's and towns are as little as 110 sq.ft. The proposed lots are 13.6' (4.1m) wide for the townhouses, and 17.5' (5.3m) and 18.3' (5.6m) for the semi's. This allows for unit plans that are all 13.5' wide. Lot widths and areas vary depending on location, with end units having more lot width and area. Within the context of this neighbourhood, the lot fabric for singles and semi's is visible on the street, but the lot fabric for townhouses is not. Instead, the street impact of the townhouses across from this site is their very long parking structure. As shown in the 3D image, the massing of the proposed townhouses, with their rhythmic delineation of units along the Hilson, looks appropriate in this mixed context. The massing of the semi and the end unit of the towns on Clare Street fits with the massing and rhythm of buildings and yards along Clare Street.
10 10 Unit Type Lot Width (ft) Lot Width (m) Lot Area (sq.ft.) Lot Area (sq.m.) 1 Semi 18.3' 5.6m 2055 sq.ft. 191 sq.m. 2 Semi 17.6' 5.3m 3202 sq.ft. 297 sq.m. 3 Town 28.3' 8.6m 1815 sq.ft. 169 sq.m. 4 Town 13.6' 4.1m 864 sq.ft. 80 sq.m. 5 Town 13.6' 4.1m 864 sq.ft. 80 sq.m. 6 Town 13.6' 4.1m 864 sq.ft. 80 sq.m. 7 Town 13.6' 4.1m 864 sq.ft. 80 sq.m. 8 Town 13.6' 4.1m 864 sq.ft. 80 sq.m. 9 Town 18.2'' 5.5m 1164 sq.ft. 108 sq.m. Unit Parts Owned Parts Subject to Easements With rights Parts 1 1, , , 10, 12 10, 12 11, , , , , , , , , , , , , , to 18 Integrated Environmental Review and Design The proposed dwelling units will be built to meet SB-12 standards for insulation and efficiency. On site water ponding in flood conditions will reduce the burden on the City's storm water system. Exterior lighting will be directed downward to reduce light pollution. Light will be located below canopies at front entrances and under second floor rear decks. Rear lighting for garage entrances will be low wattage, high efficiency, motion activated. A Phase 1 Environmental Study has raised no concerns with regard to site contaminants Our landscape design proposes 5 new deciduous trees as well as other plants and smaller coniferous varieties.
11 11 Official Plan and Urban Infill Design Guidelines The Urban Design Infill Guidelines and the Official Plan encourage compact urban infill when it complements its context and improves the streetscape experience for pedestrians, with emphasis on front doors and fitting well with the architecture of the existing neighbourhood. The proposed design meets all of these goals, providing a sensitively scaled, appropriately articulated design that is in keeping with the neighbouring materials and architectural patterns. More importantly, this design proposal meets the goals of the Official Plan far more effectively than would an infill project that was in keeping with the intent of the zoning bylaw for an R3R zone. A project designed for this site, within the intent of the zoning (it is impossible with the existing two bylaws to design a fully zoning compliant scheme), and to meet real estate expectations (desirable to purchasers) would be comprised of 3 semi's. All six units would have street facing garage doors and raised front entry doors. Though these buildings could no doubt be designed to relate to the street and diminish the front garage doors, a design without front garage doors is certainly much more in keeping with the intent of the Official Plan. Given the site context across the street from the town houses, this zoning change is slight, but allows for a significant improvement in the design solution for the site, allowing for a truely enjoyable pedestrian experience along the street, and building space for healthy urban social interactions. This pocket neighbourhood is struggling with pressures on street parking, fast moving cut through traffic, and a need to improve pedestrian safety. The proposed design is much superior to a zoning compliant solution in that it retains on street parking which will slow traffic, and because it would result in a new sidewalk along this section of Hilson Avenue. New and old sidewalks passing this proposed development would cross only one driveway, and would be animated with gardens, front doors and windows, and front patios for neighbours to sit and chat and build community. The proposed homes are narrow three storeys units with a slightly sunken ground levels. The back half of the ground floor is occupied by a rear access garage, the front half is a den or study, with a large window to the street. The main living level is on the second floor. The entry is close to grade, and the glassy entry space is open to the living level, visually connecting it to the street as well. Upstairs there are two bedrooms, and a hallway lit with clerestory windows, or side windows in the case of end units. As prescribed by the Official Plan and Infill Guidelines, grade level windows lead to animated interior spaces, and visually connect main living spaces to the activity of the street. This unit type is different from the unit plans typical of infill in this neighbourhood, providing a level of diversity in housing stock as encouraged by the Official Plan. Section of the Official Plan notes the importance of defining quality public and private spaces, and this proposal does that through the use of quality design and materials on front
12 and corner side building elevations designed to be animated and occupied, inside and out. Setbacks match and continue existing patterns on the street. The over all design is distinctive and elegant, as well as being a comfortable contextual fit, allowing a sense of identity within the overall character of the neighbourhood. The site is located on the north eastern corner of this block. As a result, sun shadows would fall mostly be onto the street, and have little effect on neighbours. Windows are oriented to protect privacy. Rear yard setbacks are in keeping with existing patterns so that the quality of neighboruing amenity spaces would not be effected. The design flows with the existing grade and the existing patterns of front porch heights on Hilson Avenue and Clare Street. 12 Consultation and Feedback After pre-consultation with City Planning Staff, and many revisions and refinements to the proposal, I met with Councilor Hobbs, who was encouraging and very supportive of this approach to streetscaping and parking. I met with the development committee of the Hampton-Iona Park Community Association, some of whom raised concerns about intensification and built volume. This group shared mixed feedback regarding parking, but responded positively to the proposed streetscaping and to the proposed clerestory windows. I distributed invitations to neighbours within a few blocks to the north and south of the property, and to neighbours along Clare, and met with those who were interested. I made an informal presentation and we then shared an open discussion. Feedback was varied; some people articulating their approval of the proposed approach to streetscaping and parking, some spoke strongly against intensification, some shared concerns about street safety for pedestrians and were pleased with the proposed sidewalk, some recommended more curb cuts less street parking and faster driving. A few comments that I was able to implement in the proposal; better design of recycling areas within the unit plans, change to the colour of front doors to make them more noticeable and inviting, pushing the semi further back from the street. The neighbours two doors down on Hilson Avenue asked to purchase the land to the west of their property in order to extend their rear yard. We have designed our site grading to accommodate this severance and land sale.
13 13 New Zoning Designation The new zoning designation for this property would allow for; townhouses on 13.5' (4.11m) wide lots townhouses with lot areas a min of 864sq.ft. (80sq.m.) semi's on 17.5' (5.3m) wide lots semi's with lot area a min of 2055sq.ft. (191sq.m.) rear yard setbacks reduced to 15.1' (4.6m) for the townhouses, 23% of lot depth and area front yard setbacks reduced to 6.5' (2.0m) on Hilson Avenue front yard setbacks increased to 20' (6.1m) on Clare Street corner side yard setbacks reduced to 11.3' (3.4m) on Clare Street permitted building height increased to 31.8' (9.7m)
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