110 YORK STREET ANDAZ HOTEL ADDITION URBAN DESIGN REVIEW PANEL FORMAL REVIEW JUNE 7, 2018

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1 0 YORK STREET ANDAZ HOTEL ADDITION URBAN DESIGN REVIEW PANEL FORMAL REVIEW JUNE 7, 208

2 INTRODUCTION Location The site is located on an interior lot situated on the south side of York Street. The site is part of a larger consolidation of properties owned by Claridge Homes with frontage on York Street, Dalhousie Street and George Street. The abutting westerly property is the Andaz Hotel located at the corner of York Street and Dalhousie Street, for which this addition is proposed. Vehicular access to the site will occur from George Street. The adjacent easterly parcel is a surface parking lot. The lands immediately to the south are slated for the development of a 22-storey condominium tower with ground floor commercial. DALHOUSIE ST KING EDWARD AVE 500m History MURRAY ST 250m The consolidated land holding has been previously subject to Site Plan Control and Zoning By-law Amendment applications to establish the existing 7-storey Andaz Hotel and future 22-storey condominium building to the south. SUSSEX DR YORK ST Purpose of Application A Minor Zoning By-law Amendment is required to address the two affective zones on-site and provide amendment to permit the necessary height and performance requirements to establish the project. A corresponding Site Plan Control application is also proposed. MACKENZIE AVE GEORGE ST RIDEAU ST A Permit under the Ontario Heritage Act is necessary to demolish the existing structure and proceed with development within a Heritage Conservation District. WELLINGTON ST COLONEL BY DR

3 SITE LOCATION 2 MACDONALD - CARTIER BRIDGE RIDEAU RIVER GATINEAU OTTAWA RIVER LOWER TOWN ALEXANDRA BRIDGE NATIONAL GALLERY OF CANADA 0 YORK ST BYWARD MARKET SANDY HILL QUEBEC ONTARIO PARLIAMENT HILL COLONEL BY DR DOWNTOWN UNIVERSITY OF OTTAWA

4 SITE INVENTORY AND ANALYSIS 3 Points of Interest / The property is located in the easternmost area of the Byward Market; and on the south-western edge of Lowertown; H KING EDWARD AVE / The Byward Market is a major destination for tourism, retail, entertainment, and nightlife; and, DALHOUSIE ST / The property is located within a highly diversified and dense mixed-use area which includes extensive residential, service, office, commercial, and restaurants. MURRAY ST 250m 500m YORK ST SITE PARK SPACE SUSSEX DR MACKENZIE AVE GEORGE ST EDUCATION MEDICAL INSTITUTION SPIRITUAL COMMUNITY HOSPITALITY TRANSIT STATION H * RIDEAU ST COMMERCIAL MUSEUM/GALLERY/CINEMA WELLINGTON ST COLONEL BY DR

5 SITE INVENTORY AND ANALYSIS Road Network 4 York Street (east-west) is considered a local road for traffic purposes. KING EDWARD AVE Dalhousie Street (north-south) is the primary access for the existing hotel. It is considered to be a collector road; directing traffic to and from nearby arterial roads. George Street is also considered a local DALHOUSIE ST road which will provide access to shared underground parking with the proposed 22-storey residential building. 500m MURRAY ST 250m CURRENT ZONING ROPOSAL BUILDING Height of 59.37m SITE LIGHT RAIL TRANSIT BUS RAPID TRANSIT BUS ROUTE SITE PARK SPACE SUSSEX DR EDUCATION MEDICAL MACKENZIE AVE INSTITUTION H YORK ST GEORGE ST BUS STOP BIKE PATH SEPERATED BIKE LANE SPIRITUAL COMMUNITY HOSPITALITY * RIDEAU ST BIKE LANE TRANSIT STATION COMMERCIAL SITE MUSEUM/GALLERY/CINEMA FEDERALLY OWNED ROAD ARTERIAL - COLLECTOR - WELLINGTON ST SITE COLONEL BY DR SITE LIGHT RAIL TRANSIT BUS RAPID TRANSIT FUTURE DEVELOPMENT LOCAL AMENITIES PEDESTRIAN CONNECTION

6 SITE INVENTORY AND ANALYSIS 5 Transit Network / The site will be primarily supported by the Rideau Rapid Transit Station (LRT); which is within a 375 metre walking distance; and, KING EDWARD AVE / The site is also supported by two Transit Priority Corridors; the first running along Dalhousie Street (north-south) and another along Rideau Street (east-west). DALHOUSIE ST 500m Cycling and Pathways / The site is located in proximity to existing bike lanes, with good connectivity to separated bike lanes and multi-use pathways within the downtown core. MURRAY ST 250m SUSSEX DR YORK ST MACKENZIE AVE GEORGE ST RIDEAU ST SITE LIGHT RAIL TRANSIT BUS RAPID TRANSIT BUS ROUTE BUS STOP BIKE PATH WELLINGTON ST COLONEL BY DR

7 SITE INVENTORY AND ANALYSIS 6 RIDEAU ST GEORGE ST YORK ST DALHOUSIE ST GEORGE ST YORK ST RIDEAU ST DALHOUSIE ST N S E W YORK ST RIDEAU ST DALHOUSIE ST GEORGE ST GEORGE ST RIDEAU ST DALHOUSIE ST YORK ST

8 THE SITE TODAY 7 Site Photos 2 KING EDWARD AVE 3 4 DALHOUSIE ST 500m MURRAY ST 2 YORK ST m SUSSEX DR MACKENZIE AVE GEORGE ST RIDEAU ST WELLINGTON ST COLONEL BY DR

9 SITE INVENTORY AND ANALYSIS 8 Oportunities & Constraints / Provides opportunities for an active street frontage on York Street that will replace surface parking; / Provides opportunities to enhance local area with high quality design; / Must blend well with the existing hotel structure in terms of form and materiality; /Built form should complement the existing hotel structure and the proposed 22-storey condominium building to the south, and consider future hotel development on the property to the east; COMMERCIAL / AMENITIES COMMERCIAL / AMENITIES PARKING LOT 0 MINUTE WALK TO NATIONAL GALLERY COMMERCIAL / AMENITIES YORK ST 00m RESIDENTIAL RESIDENTIAL / The development must define a human-scaled street space; / Must respect existing nearby heritage structures and character; / Must respect important view corridors; and, / Must address potential for shadow impacts to the public realm and adjacent development. SITE 3 MINUTE WALK TO BYWARD MARKET 5 MINUTE WALK TO PARLIAMENT HOTEL HOTEL PROPOSED ADDITION FUTURE DEVELOPMENT LOCAL AMENITIES PEDESTRIAN CONNECTION VIEWS FROM STREETS PARKING LOT HOTEL DALHOUSIE ST 22-STOREY CONDO BUILDING AMENITIES GEORGE ST RESIDENTIAL VIEW TO PARLIAMENT HILL ACTIVE FRONTAGE SETBACK KEY VIEW OF THE PARLIAMENT BUILDING PROPOSED DEVELOPMENT AT 6 YORK STREET COMMERCIAL /AMENITIES PARKING LOT 3 MINUTE WALK TO BYWARD MARKET 5 MINUTE WALK TO PARLIAMENT 5 MINUTE WALK TO RIDEAU CENTER COMMERCIAL /AMENITIES

10 PLANNING CONTEXT City of Ottawa Official Plan development. / The property is designated as Central Area in Schedule B of the Official Plan. / They note that building design must respect existing views, must be of quality materials, architecture, and appropriate massing; must respect nearby amenity areas, and must incorporate First Nations Peoples design interests where relevant. / Development should enhance the physical character, identity and unique heritage resources of the Central Area s character areas and heritage conservation districts. / The property is within an Area of Background Height Control. It does not impede any viewpoints or view sequences. Given the direct easterly viewplane from Parliament Hill, the existing Andaz Hotel building will be visible and the addition on the western side will not. Although it contains additional levels, the proposed addition is of a similar height to the existing Andaz Hotel. / The proposal meets the 3 tests for additional height in that the angular plane does not apply, it does not visually mar the Parliament Buildings or other symbols, and it has not been the recipient of a transfer of floor space index. / The Official Plan contains criteria to ensure development is of an appropriate scale, is pedestrian friendly, provides appropriate landscaping and minimizes undesirable sun, shadow and wind impacts. The property is located within a Design Priority Area. City of Ottawa Official Plan Amendment #50 Byward Market Heritage Conservation District (HCD) / The subject property is classified as Category 4 in the HCD. It is therefore considered to have littler or no heritage significance. 9 Downtown Ottawa Urban Design Strategy (DOUDS) / The site is located within the Byward Market Precinct of the DOUDS, / New development is to generally take the form of residential intensification which meets an aspiration to re-urbanize the downtown. Urban Design Guidelines for High-Rise Housing / These guidelines apply to the proposed development. / The relevant requirements include: defining human-scaled street spaces, designing buildings to be compatible with heritage resources, creating transition to adjacent lower profile areas, preserving important views, minimizing shadow impacts, and providing sidewalks and landscaping at grade. City of Ottawa Zoning By-law / The property is currently split-zoned between two variants of the Mixed-Use Downtown, Subzone 2 MD2 zone (203 S307; and S74). Each zone includes a different height schedule. / The HCD states that ground floor frontages should have large window areas, and upper floors should have smaller windowed areas. It also emphasizes a continuity of the streetscape. Central Area Secondary Plan / The proposed development is within the Lowertown Character Area, where the focus is to develop a pedestrian-oriented, predominately residential community. 0 YORK ST 37 GEORGE ST / Lowertown policies aim to ensure new development reflects existing heritage. / The Secondary Plan intends to create a gradual transition to higher density uses situated on Rideau Street; / Section 4. of the Official Plan was updated by Amendment #50. These updates are still under ongoing appeal but are considered in light of the City of Ottawa Official Plan

11 HERITAGE CONTEXT 0 / The building is located within a Heritage Conservation District; / The building located on the subject property has no heritage significance; and, / Category and 2 heritage properties are located on the north side of York Street.

12 HERITAGE AND URBAN DESIGN CONSIDERATIONS Heritage Considerations / The goal of the Heritage Conservation District is to ensure that change and development is managed in order to respect the unique character of the area; / According to the Standards and Guidelines for Historic Places in Canada; / Additions should be visually compatible with and distinguishable from historic places; / Understanding the local environmental context and how the spatial organization contributes to the heritage value of the area; / Maintaining the features that define the spatial organization; and, / Designing a new feature when required by a new use that respects the historic visual relationships in the cultural landscape. Design Considerations / Preference for smaller building footprints and increased setbacks to reflect the historic land patterns; / Preference for a stone base with glass podium, or simple materiality; / The Central Area designation encourages a slimmer footprint to minimize sun shadowing; / Site should have a series of visual cues to tie the site together with its surroundings; and, / Preference for a landscape plan that includes pedestrian links and prominent additions of trees, shrubs and perennials.

13 Site Plan 2 DALHOUSIE Street 3 Floors 2 Floors Floor YORK Street ANDAZ 7 Floors GEORGE Street 4 GEORGE ST. 22 Floors PARKING BAS 50 M 6 M Schedule m 0m 5m SITE PLAN ÉCHELLE = :400 0 York street APRIL

14 Underground Parking Plan 3 UP FHC ANDAZ HOTEL FHC KITCHEN UP GARAGE ENTRANCE ACCESS FROM 4 GEORGES STREET MECH. ROOM LINEN/ GARBAGE ' - 0" 2 OUTLINE OF BUILDING ABOVE 24 PARKINGS ' - 3 /2" FUTURE BUILDING 4 GEORGE ST. STOR. TANK UP LINEN ' - 0" VERTICAL CIRCULATION ' - 5 /2" ' - 6" MECHANICAL / STORAGE A B C D E F F' G HOTEL BACK OF HOUSE SANITARY BLOCK RECEPTION AREA HOTEL 0 5m 0m 5m UNDERGROUND PARKING PLAN ÉCHELLE = :300 0 York street APRIL

15 UP C D D CH D C D H D D D D D K-24LADENALAVATO VITREO RY USCHINA K-24LADENALAVATO VITREO RY USCHINA Cuber C D G C G Clearances - For Combustible Surfaces; For Non - Combustible Surfaces - 0' G G G G D C C G D Flowers D Bev. * 0 # I NTERTELL G G G D D G H G G DROP DOWN COUNTER TOP W/ FLUSH MOUNTED CUTTING BOARD D Wine Display H D E PROPOSED DEVELOPMENT Ground Floor Plan 4 DALHOUSIE ST. 5 BUILDING 3 FLOORS BUILDING 2 FLOORS BUILDING FLOOR LOT LINE ' - " RECEIVING ACCESS ' - 0 /2" UP DN AREA TO BE MODIFIED ANDAZ HOTEL RUN ELECTRICAL, WATER & DRAIN LINES IN THIS AREA C VENTING INFORMATION This gas-fired oven is suitable for venting through a Wood Stone exhaust hood or one constructed in accordance with all relevant local and national codes. NOTE: Models Listed for use with wood as a fuel source should be vented in accordance with NFPA96. CLEARANCES Consult installation guide for clearance specifics. Unit Shipping Weight: 3,200 lbs (,452 kg) Right-hand Flame Configuration Shown OPTIONAL FOODWARMER HL 000 G G G G G G UP YORK ST DN C C CWI CWO GEORGE ST. FUTURE BUILDING 4 GEORGE ST. 22 FLOORS ' - 2" ' - 4" DN RECEIVING UP STORAGE GAZ WC STOR. UP DN WC L KITCHEN UP PRE FUNCTION LINEN CHUTE OUTLINE OF BUILDING ABOVE GREAT ROOM ' - 0" ' - 3 /2" ' - 0" VERTICAL CIRCULATION ' - /2" MECHANICAL / STORAGE A B C D E F F' G HOTEL BACK OF HOUSE SANITARY BLOCK 7 RECEPTION AREA PARKING HOTEL 0 5m 0m 5m GROUND FLOOR PLAN ÉCHELLE = :300 0 York street APRIL

16 AV STORAGE DN PROPOSED DEVELOPMENT 2nd Floor Plan 5 5 BUILDING 3 FLOORS BUILDING 2 FLOORS BUILDING FLOOR UP DN ANDAZ HOTEL UP DN LANDSCAPED ROOF ROOM # ROOM # ' - 0 /2" 2 FUTURE BUILDING 4 GEORGE ST. 22 FLOORS ' - 2" ROOM #8 ROOM #7 ROOM #6 DN LOBBY STOR. LINEN ROOM #3 ROOM #4 ROOM #5 LANDSCAPED ROOF ' - 5" ' - 5 /2" ' - 6" VERTICAL CIRCULATION ' - /2" MECHANICAL / STORAGE A B C D E F F' G HOTEL BACK OF HOUSE SANITARY BLOCK 7 RECEPTION AREA HOTEL 0 5m 0m 5m 2nd FLOOR PLAN ÉCHELLE = :300 0 York street APRIL

17 KITCHEN EXHAUST PROPOSED DEVELOPMENT 3rd Floor Plan 6 5 BUILDING 3 FLOORS BUILDING 2 FLOORS BUILDING FLOOR UP DN FHC ANDAZ HOTEL AIR OUT CD D AIR IN FHC DN UP L ROOM # ROOM # ' - 0 /2" 2 FUTURE BUILDING 4 GEORGE ST. 22 FLOORS ' - 2" ROOM #8 ROOM #7 ROOM #6 LOBBY STOR. LINEN ROOM #3 ROOM #4 ROOM # ' - 5" ' - 5 /2" ' - 6" VERTICAL CIRCULATION ' - /2" MECHANICAL / STORAGE A B C D E F F' G HOTEL BACK OF HOUSE SANITARY BLOCK 7 RECEPTION AREA HOTEL 0 5m 0m 5m 3rd FLOOR PLAN ÉCHELLE = :300 0 York street APRIL 208 0

18 Typical Floor Plan - 4th to 8th 7 5 BUILDING 3 FLOORS BUILDING 2 FLOORS BUILDING FLOOR UP DN FHC ANDAZ HOTEL FHC UP DN L ROOM # ROOM # ' - 0 /2" 2 FUTURE BUILDING 4 GEORGE ST. 22 FLOORS ' - 2" ROOM #8 ROOM #7 ROOM #6 LOBBY STOR. LINEN ROOM #3 ROOM #4 ROOM # ' - 5" ' - 5 /2" ' - 6" VERTICAL CIRCULATION ' - /2" MECHANICAL / STORAGE A B C D E F F' G HOTEL BACK OF HOUSE SANITARY BLOCK 7 RECEPTION AREA HOTEL 0 5m 0m 5m TYPICAL FLOOR PLAN - 4th to 8th ÉCHELLE = :300 0 York street APRIL 208

19 Cross Section ' - 0 /2" ' - 3 /2" ' - 5" ' - 5 /2" ' - 6" LP STRUCTURE (20.200) DALHOUSIE STREET ANDAZ HOTEL PRE FUNCTION ' - " TYP / FLOOR TYP. 9'-4'' / FLOOR ' - " ' - /2" ' - 0" ' - 9 /2" MACHINE ROOM (5.350) th FLOOR (2.500) th FLOOR (09.650) th FLOOR (06.800) th FLOOR (03.950) th FLOOR (0.00) th FLOOR (98.250) th FLOOR (95.400) th FLOOR (92.550) th FLOOR (89.700) th FLOOR (86.850) th FLOOR (84.000) th FLOOR (8.50) th FLOOR (78.300) th FLOOR (75.450) 770 4th FLOOR (72.600) rd FLOOR (69.750) nd FLOOR (66.900) GF LANDING (62.330) 500 4' - " PARKING 500 4' - " ' - " GROUNDFLOOR (60.830) BASEMENT (58.065) 0 5m 0m 5m CROSS SECTION ÉCHELLE = : York street APRIL 208 3

20 Longitudinal Section 9 MECHANICAL authorized 50 meters max A B C D E F F' m G GEORGE STREET COMMERCIAL AMENITIES ' - 0 /2" ' - 2" ' - 4 /2" PRE FUNCTION ' - 5 /2" GREAT ROOM ' - 6" ' - " YORK STREET TYP / FLOOR TYP. 9'-4'' / FLOOR ' - " ' - " ' - /2" ' - 0" ' - 9 /2" LP STRUCTURE (20.200) MACHINE ROOM (5.350) th FLOOR (2.500) th FLOOR (09.650) th FLOOR (06.800) th FLOOR (03.950) th FLOOR (0.00) th FLOOR (98.250) th FLOOR (95.400) th FLOOR (92.550) th FLOOR (89.700) th FLOOR (86.850) th FLOOR (84.000) th FLOOR (8.50) th FLOOR (78.300) th FLOOR (75.450) 770 4th FLOOR (72.600) rd FLOOR (69.750) nd FLOOR (66.900) GF LANDING (62.330) PARKING PARKING PARKING 500 4' - " ' - " GROUNDFLOOR (60.830) BASEMENT (58.065) 0 5m 0m 5m LONGITUDINAL SECTION ÉCHELLE = : York street APRIL 208 4

21 Perspective from York Street 20

22 Perspective looking south - west 2

23 Perspective looking south - east from Dalhousie 22

24 Perspective looking south 23

25 Street Elevation - Dalhousie 24

26 Street Elevation - York 25

27 Street Elevation - Side Elevation 26

28 Street Elevation - Rear (George) 27

29 Sun Study - March 2st 28

30 Sun Study - June 2st 29

31 Sun Study - September 2st 30

32 Sun Study - December 2st 3

33 Preliminary Recommended Zoning Details 32 / The maximum permitted building height is proposed to increase to 60m; / A hotel lobby and ballroom will be permitted on the ground floor of a building; / loading space is required; / Minimum width of loading space will be reduced to 3.3 metres; and, / Relief from the provisions of the Heritage Overlay will be included. CURRENT ZONING PROPOSAL BUILDING

34 33