199 S L A T E R PLANNING RATIONALE / SITE PLAN CONTROL APPLICATION / CITY OF OTTAWA / SEPTEMBER 2012 FOTENN BROCOLLINI
199 S L A T E R PREPARED BY: PREPARED FOR: FOTENN CONSULTANTS INC. 223 McLeod Street Ottawa, Ontario K2P 0Z8 Canada Tel: 613.730.5709 Fax: 613.730.1136 BROCOLLINI 130 Slater Street, Suite 1300 Ottawa, Ontario K1P 6E2 Canada Tel: 613.244.0076 Fax: 613.244.2028 PLANNING RATIONALE / SITE PLAN CONTROL APPLICATION / CITY OF OTTAWA / SEPTEMBER 2012 FOTENN BROCOLLINI
TABLE of CONTENTS 1.0 INTRODUCTION & OVERVIEW OF APPLICATION 2 1.1 Development Proposal 2 2.0 BACKGROUND 5 2.1 Site Context 5 2.2 Surrounding Context 5 2.3 Transportation 6 2.3.1 Road Network 6 2.3.2 Transit 6 3.0 POLICY FRAMEWORK 7 3.1 City of Ottawa Official Plan 7 3.2 City of Ottawa Secondary Plan 15 3.3 City of Ottawa Urban Design Guidelines 17 3.3.1 Urban Design Guidelines for High rise Housing 17 3.3.2 Transit Oriented Development Guidelines 19 4.0 REGULATORY FRAMEWORK 21 4.1 City of Ottawa Zoning By law (2008 250) 21 5.0 CONCLUSION 22 APPENDIX A FLOOR PLANS APPENDIX B SITE PLAN APPENDIX C SITE CONTEXT AERIAL APPENDIX D PHOTOGRAPHS OF THE SITE AND ADJACENT BUILDINGS & SLATER STREET FoTenn Consultants Inc. 223 McLeod Street Ottawa, Ontario K2P 0Z8 Canada T: 613.730.5709 F: 613.730.1136 www.fotenn.com
FoTenn Consultants Inc., has been retained by Slater Street Ottawa Inc., to prepare a Planning Rationale in support of a Site Plan Application for lands located at, in the City of Ottawa. The purpose of this planning rationale is to assess how the proposed development achieves and conforms with the objectives of the policy and regulatory framework applicable to the subject lands; determine if the development is appropriate for the site and compatible with adjacent development and the surrounding community. In support of the Site Plan Application, the following documents have been submitted: Planning Rationale prepared by FoTenn Consultants Inc. Plan Showing Layout of Parking Garage prepared by Richard Chimel Architect & Associates Inc. Site Plan (Show Landscaping notes) prepared by Richard Chimel Architect & Associates Inc. Architectural Building Elevations prepared by Richard Chimel Architect & Associates Inc. Noise Study prepared by Richard Chimel Architect & Associates Inc. Sun Shadow Study prepared by Richard Chimel Architect & Associates Inc. Site Servicing Plan & Composite Utility Plan prepared by Novatech Engineering Site Servicing Study prepared by Novatech Engineering Grade Control and Drainage Plan prepared by Novatech Engineering Erosion and Sediment Control Plan prepared by Novatech Engineering Stormwater Management Report prepared by Novatech Engineering Geotechnical Report prepared by Paterson Group Phase 1 Environmental Site Assessment prepared by Paterson Group Wind Study prepared by GME Inc. Traffic Impact Brief prepared by Delcan Corp. Survey Plan prepared by MMM Group 1.0 INTRODUCTION & OVERVIEW OF APPLICATION 1.1 Development Proposal The property owner proposes to build a 22 storey residential/hotel development on a 1,400 m² parcel of land located in the City s central business district, on Slater Street near the intersection of Bank Street. The proposed Boutique Hotel component will feature 148 rooms distributed on 12 floors, while the proposed Condominium component will feature 164 units distributed on 18 floors. In total, the building will be comprised of over 250,000 square feet of Gross Floor Area (23,225 m²) and will contain approximately 100 parking spaces. 2
Figure # 1: Architectural Rendering of Proposed Building: 3
The ground floor of the proposed building will have two (2) separate entrances: a private entrance for access to the Condominiums, and; a private entrance with access the Boutique Hotel. The hotel lobby will include a hotel lounge and bar along with two (2) separate service and storage areas and three (3) elevators. The condominium lobby will include its own private entrance and two (2) elevators to access the residential units. The private residential lobby will also contain a small sitting area, concierge and mailroom. Both uses will also have their own waste storage areas The combined use will contribute to street animation and activity on a portion of Slater Street that has limited street presence. The second floor will feature a combination of corporate meeting rooms and conference space that will cater to patrons of the boutique hotel. This space will be designed to accommodate leisure activities as well as the needs of any type of business thereby strengthening business activities in the downtown core. Above grade parking will be provided on the third and fourth floors of the proposed building. Parking for these levels will be accessed by an entrance on the east side of the building (abutting 171 Slater St.). In an effort to reduce the visibility of the above grade parking, the two floors combined will be approximately 5.5 metres in height (under 18 feet). The approximate 50 parking stalls will be concealed behind the building face and will be integrated with the design of the building. A further approximate 50 parking stalls will be located below grade and will be accessed via the Telus building located at 215 Slater Street. A loading space will also share access through the Telus building. An agreement is in place with the adjacent building owner which permits the shared access for both the below grade parking and the loading area. Bicycle parking will be provided as per zoning by law requirements. The 5 th floor will include 12 hotel suites, and a private outdoor terrace for hotel patrons. This floor also includes three (3) residential units and a common amenity area approximately 2,364 square feet in size. The common amenity space includes a washroom, an amenity lounge, a kitchen, a workout room, games room, theatre, an outdoor sauna, a terrace with a dinning lounge and a barbeque. The hotel rooms are located in large part on the lower floors given the restricted views from the existing seven (7) storey building to the north along Albert Street. Unlike residential units, short stay hotel rooms are less dependent on views. The 6 th floor to the 16 th floor will include eight (8) residential units and twelve (12) hotel suites. The 17 th floor to the 20 th floor will include sixteen (16) residential units on each floor while the 21 st floor will include ten (10) penthouse suites, eight of which are double height. A typical hotel suite will be 25 m², while the residential condominiums will range from small one bedroom units to spacious penthouse units with nine (9) foot ceilings. The rooftop of the proposed building will feature the mechanical equipment and will respect the angular plane and height restriction as per the zoning requirements, corresponding to the view planes defined in Annex 8 of the City of Ottawa s Official Plan. Please refer to Appendix A for the Floor Plans and Appendix B for the Site Plan. 4
2.0 BACKGROUND 2.1 Site Context The proposed development is located within the Core Downtown Area of the City of Ottawa. The subject site,, is located on the north side of Slater Street, between Bank Street and O Connor Street. The rectangular shaped lot has approximately 45.5 metres of frontage on Slater Street, with a lot depth of 30 metre and is approximately 1,400 m² in size. Currently, the subject site is used as a commercial surface parking lot. 2.2 Surrounding Context Figure # 2: Aerial Context of The surrounding area is largely built up and provides for a number of retail/commercial and office types uses and buildings. The subject site is one of the remaining, undeveloped parcels of land located in the downtown core. The following provides a brief overview of the uses located adjacent to the subject site. Please refer to Appendix C for a Context Aerial of the Subject Site and Surroundings. North The building located to the north of the subject site (fronting on Albert Street) is a seven storey Bell Canada switching station. The building is without any windows and contains operation equipment. 5
East The building abutting the subject site to the east, known formally as the Vanguard building, is a thirteen (13) storey office building with retail and commercial uses located at grade. South Directly across Slater Street is the Bank of Montreal Building and associated outdoor courtyard. The building located to the east of the Bank of Montreal building is a multi level parking structure. West Directly abutting the subject site to the west is 215 Slater Street, formally known as the Telus Building. This building contains retail and commercial uses at grade and provides office space on the floor above. The abutting east wall of the Telus building does not include windows and views. Please refer to Appendix D for Photographs of the Site and Adjacent Building and Slater Street 2.3 Transportation 2.3.1 Road Network The subject site is located within a well developed road network in the City s downtown core. Specifically, Slater Street is an east bound, one way Arterial Road on Schedule F of the City s Official Plan. Arterial Roads are major roads in the City that carry large volumes of traffic over the longest distances. These roads function as major public corridors accommodating car and truck traffic as well as pedestrians, cyclists and public transit. Schedule C (Primary Urban Cycling Network) illustrates Slater Street, Albert Street, Bank Street and Laurier Avenue as on road cycling routes. As such, the subject site is well situated for cycling. 2.3.2 Transit At present, the subject site provides direct access to the City s Bus Rapid Transit Network. Since Slater Street is an east bound one way road, the numerous buses that stop along Slater Street link transit users to locations outside of the City s downtown core area. The west bound bus stops are located one block north of Slater Street, along Albert Street. The City of Ottawa is currently investing in Light Rail Transit that will replace the existing bus lanes along both Slater and Albert Street. The downtown Light Rail Stations will be located below grade and easily accessible for all commuters, whether for employment or leisure activities. As a result of this investment, Slater Street will undertake a beautification project in the future, the aim of which will be to improve upon the existing conditions of this busy arterial road. The below rendering illustrates what Slater Street will likely resemble once Light Rail Transit is in place. 6
Figure # 3: Future Glimpse of Slater Street post Light Rail Transit 3.0 POLICY FRAMEWORK 3.1 City of Ottawa Official Plan Central Area (Section 3.6.6) Schedule B of the City of Ottawa s Official Plan designates the subject site as Central Area. The Central Area is the economic and cultural heart of the City and the symbolic heart of the nation, based on its unique combination of employment, government, retail, housing, entertainment and cultural activities. It is also the main tourist destination in the National Capital Region, with 5.5 million visitors yearly. Along with enhancing opportunities for tourism in the City s downtown core area, the Official Plan also aims to increase the number of downtown area dwelling units. 7
Figure #4: Schedule B of the City of Ottawa s Official Plan The following Central Area policies (Section 3.6.6) are of relevance to the proposed development: 2. The City will support the Central Area s role as the economic and cultural heart of the city and the symbolic heart of the nation by: e. Protecting the visual integrity and symbolic primacy of the Parliament Buildings and other national symbols as seen from Confederation Boulevard and the main approach routes to the Central Area, depicted as key viewpoints and view sequences on Annex 8A Central Area Key Views and View Sequences of the Parliament Buildings and Other National Symbols. In realizing this aim, the City will ensure that: i. Buildings constructed in the areas of height control as set out on Annex 8A do not rise above the ridgeline of the roof of the Centre Block, and thus do not visually mar the silhouette of the Parliament Buildings, and do not visually dominate the Parliament Buildings and other national symbols, ii. Buildings constructed in those areas designated on Annex 8A as areas of foreground height control, do not visually obstruct the foreground of views of the Parliament Buildings and other national symbols, as seen from the key viewpoints and view sequences indicated on Annex 8A, iii. No building, part of a building, or building roof structure exceeds the angular building height limits that are defined by the perimeter above sea level heights for each block on Annex 8B Central Area Maximum Building Heights/Angular Planes, without a thorough analysis of the impact of any projection or protrusion, and without an official plan amendment to Annex 8B, 8
The proposed development has been design to protect the visual integrity and symbolic primacy of the Parliament Buildings and other national symbols as seen from Confederation Boulevard. Specifically, the building is at 138.75 m ASL (Above Sea Level), which represents the lowest point that the National Capital Commission (NCC) angular plane crosses the site. The mechanical equipment will be located to the east, at 142 ASL, where the angular plane allows for more height. As a result, the design of the building conform to the strict building height provisions set out in Annex 8A and Annex 8B of the City s Official Plan. 3. The City will promote the Central Area as a vital and active place by: a. In keeping with the Central Area s role as a main tourist destination, supporting the Ottawa Tourism and Convention Authority, National Capital Commission, Parks Canada and other stakeholder initiatives that maintain and develop tourism and convention attractions, facilities, activities and programming; The development proposal calls for 148 hotel rooms to accommodate visitors in the Central Area of the City, thus strengthening tourism activities and help to foster and develop new opportunities, facilities and programming. 9. The City will ensure that parking and loading facilities address the unique role of the Central Area and contribute to an enjoyable, safe and secure pedestrian environment by: a. Facilitating, possibly with partners, the provision of moderately priced, short term parking and loading facilities to serve the retail and commercial sectors and the tourism industry and limiting the provision of long term parking that would be attractive to commuters; c. Requiring all permanent parking required by or associated with new development to be located within a parking structure above or below grade; e. Implementing this parking policy, subject to the following design criteria, when reviewing development proposals: i. Where such parking is provided above grade within a structure, the exterior design of the development, particularly the lower levels, shall contribute to an enjoyable street environment by creating visual interest through the use of architectural detail, materials, and/or texture, and by respecting the character of nearby buildings, ii. The interior design of parking areas shall maximize safety and minimize potential crime or vandalism through such measures as the provision of appropriate lighting, visibility, and security features, iii. For mixed use developments containing residential units, parking areas should be dedicated for the exclusive use of residents and separated by design or distance from other parking areas or other uses except where parking facilities can be shared with these other uses so as to provide adequate, safe, secure and convenient parking for residential use. 9
The provision and location of the required parking and loading within the building will contribute to an enjoyable and secure pedestrian environment. All required parking will be located in a parking structure located below and above grade. The above grade parking stalls will be provided on the third and fourth floors of the proposed building accessed via an entrance on the east side of the building. These approximate 50 parking stalls will be concealed behind the face of the building and integrated into the design. The approximate 50 below grade parking stalls and loading area will be accessed via the existing Telus building. By having short term parking for the hotel component, this development limits the potential for long term parking that would be attractive to commuters working downtown. At grade uses, including lobbies, lounges and seating areas will contribute to street level animation, not currently displayed on this section of Slater Street. The proposed mixed use development will have a dedicated parking area reserved for residential that is separate from the hotel use, even though the by law does not require parking for the residential use. The proposal to share access from the existing Telus building to the below grade parking and loading will efficiently utilize existing structures and help to minimize conflicts with pedestrians and cyclists at street level. The exterior design of the above grade component will contribute to visual interest at street level through architectural design, the use of quality materials while respecting the office type architecture of adjacent buildings. The interior design of the parking will be safe through the provision of appropriate lighting, visibility and security measures. Urban Design & Compatibility Sections 2.5.1 & 4.11 Issues of compatibility are addressed in the Official Plan through the appropriate land use designation, in this case through the Central Area designation. Through the proper zoning, individual sites will be able to establish more specific permitted use lists and development regulations in a manner that achieves compatibility among surrounding uses and built form. When developing individual properties, issues such as noise, spillover of light, accommodation of parking and access, shadowing and micro climatic conditions are all prominent considerations when assessing the relationship between the proposal and the surrounding existing environment. As such, the issue of context is important where it speaks to compatibility and design. Infill development on vacant or underdeveloped properties, such as the case with, is encouraged in the Official Plan. New developments that are similar in use and size with adjacent buildings are easier to justify, however, compatibility could be more difficult to achieve in other situations. In general terms, compatible development means development that, although it is not necessarily the same as or similar to existing buildings in the vicinity, nonetheless enhances an established community and coexists with existing development without causing undue adverse impacts on surrounding properties. It fits well within its physical context and works well among those functions that surround it. The design and compatibility criteria in the Official Plan (Section 4.11.2) provide a means to objectively evaluate the compatibility of infill development. The following table is an evaluation of the criteria in relation to the proposed development. 10
Compatibility Criteria Traffic Conformity A traffic study has been prepared evaluating the impact of the proposed development on the surrounding area. The subject property is located within an established road network and in direct proximity to the City s transit system. Slater Street is an Arterial Road situated in the downtown core area that also provides transit connections for daily commuters. As a result of this central location, this site offers vehicular connections throughout the City, as well as easy access to the Highway 417. No undue adverse effect on traffic is expected to be generated by this development. Vehicular Access Access to the building s below and above grade parking structures is proposed to be from Slater Street. The below grade parking is to be access via the abutting Telus Building at 215 Slater. An agreement is already in place for this shared access. The above grade parking structure will be accessed at the east end of the proposed building. Given that the parking is located within the building, the majority of impacts related to noise and headlight glare will be absorbed internally. A future loading area is to gain access to the proposed building from the Telus Building. The loading area will be contained within the ground floor of the proposed building, located where the hotel and condo waste storage area will be. The width of this driveway and loading area will be built according to City standards. Parking Requirements A total of approximate 100 parking spaces are being provided: 50 spaces above grade and 50 spaces below grade. The minimum parking space rate for a hotel use in Area A (downtown) is 0.5 spaces per 100 m² of Gross Floor Area. For a hotel of 7,500 m², the minimum required number of parking spaces is 38 spaces. There is no minimum required parking space rate for residential apartment buildings in Area A, located west of the canal. There is also no requirement for minimum visitor parking. There is no restriction on the location of parking spaces in the Bylaw. Given the proposed architectural treatment of the above 11
Compatibility Criteria Conformity grade parking, the parking is reasonable and appropriate. The proposed number of parking spaces complies with the By law requirement for both the residential and hotel components. This will ensure that all parking demands will be accommodated on site, thereby avoiding any potential problems of spillover parking on the adjacent streets. Outdoor Amenity Areas Loading Areas, Services Areas and Outdoor Storage A condominium amenity area and terrace will be located on the 5 th floor facing Slater Street. The amenity area will be approximately 2,364 square feet and include a washroom, a gym, a lounge, and a kitchen. The outdoor amenity area for residents of the condo building will provide a sauna, a terrace, theatre, party room and a dining lounge. The proposed loading area will be accessed via the Telus Building abutting the proposed building to the west. The loading area will enter the site diagonally and will provide access to the main components of the hotel and condominium. There is no outdoor storage as part of this development. Lighting The lighting of this site will meet the City s standards, with no anticipated impacts on adjacent development. Noise and Air Quality There are no anticipated significant impacts related to noise or air quality as a result of this proposal. Sunlight There are no anticipated impacts related to sunshadowing for this project. The building height proposed conforms to the maximum height of the subject site. Microclimate The building has been designed to minimize any adverse effects caused by wind, snow drifting and temperatures on adjacent properties. Supporting Neighbourhood Services The site is well served by existing community amenities, including, but not limited to: o Library Ottawa Public Library o Parks and Recreation + Open Spaces Parliament Hill, Rideau Canal and the Ottawa River. o Child care facility Kids and Company (Slater & Kent) and Wellington Ward Child Care Centre (Lisgar & Kent) o Schools Elgin Street Public School, St. Patrick Adult School, Continuing Education (Albert St.) & Centennial Public School. New residents will strengthen existing local amenities and 12
Compatibility Criteria Conformity services and will contribute to the critical mass required to attract other amenities and services to the surrounding area. Building Height and Massing The proposed building height and massing are consistent with the planned function of the area and with the existing and approved building heights in the Central Core Area of the City and along Slater Street. The site is designated Central Area which provides for a range in forms of density. High rise buildings are permitted under the current zoning by law. The zoning for this site has strict NCC mandated height restrictions. Specifically, the building is 138.75 m Above Sea Level (ASL) which is the lowest point that the NCC angular plane crosses the subject site. The mechanical equipment will be approximately 142m ASL but is located to the east where the angular plane allows for more height. No element of this building will be beyond this plane. The height of the building as taken from grade is approximately 66 metres. Several buildings along Slater Street are similar in height, while others exceed the height of the proposed development. The building design incorporates elements which can contribute to a human scale and enhance pedestrian comfort. These features include a strong at grade presence along Slater Street with main entrance doors, windows for the lobby and retail, with a 7.5 m height for the first two floors. These floors will be setback from the street in order to increase the pedestrian realm. The strong presence of this podium will allow for eyes on the street and will ensure that parked cars stay out of the pedestrian line of sight (located on the third and fourth floors). The massing of the building is tied to the restrictions of the site, however on the south elevation an asymmetrical void is cut into the grid breaking up the facade and giving illusion that this one L shaped building is actually two blocks set perpendicular to one another. The void also serves to reinforce the point of entry and enhances the sense of arrival into the building. As a result of the proposed height and mass, this building will help to foster new views and vistas all the while creating a new landmark for the street and the City at large. 13
Compatibility Criteria Pattern of Surrounding Community Conformity The pattern of the surrounding community varies due to the site s unique location along Slater Street. The outlying area can be characterized as having high profile office type buildings. In order to respond to this context, the proposed development incorporates a number of elements in the design to assist in achieving the appropriate contextual relationship with the neighbouring buildings. The building is considered a contemporary interpretation of modernist architecture, in which a form typically reserved for office use is repurposed to become an engaging residential building. The dominant visual feature is the black grid, which makes reference to the office aesthetic and the surrounding context. The black grid features white returns, which creates an elegant repurposing of the grid and adds an element of sophistication to the design. These design elements help to integrate the building into the existing context. The proposed at grade commercial and hotel component will effectively contribute to and help to facilitate a pedestrian oriented environment. As a whole, the proposed development is well integrated to the surrounding context given the site unique constraints and its location mid block along Slater Street. The policies of Section 4.11.1 states that the City, in assessing development proposals, will give careful consideration as to whether the design improves the character and quality of the area and its functions. New buildings should be massed to fit harmoniously with the surrounding area and properly integrated to maintain and improve the character of well established neighbourhoods. The aesthetic of the proposed building integrates well to the surrounding established office context. Policy 4 of Section 4.11 states that in the density target areas (Section 2.2.2 of the OP), development will be in the form of continuous building frontages that frame the street edge and support a more pedestrian friendly environment. The redevelopment opportunity at 199 Slater will effectively allow for a new building to be integrated into the existing building fabric. The proposed development will also frame the street edge and support a more pedestrian friendly environment by having the first two floors setback (with a 7.5 m height) from the street edge. In addition to its location in close proximity to rapid transit, the development at will help to achieve the minimum density targets for the Central Area, expressed in jobs and people per gross hectare as outlined below. 14
Designation 2006 Density* Minimum Target Density* Central Area 395 500 At 2031 *people and jobs per gross hectare Post 2031 The proposed building will be built adjacent to the existing high rise office type buildings along Slater Street. Larger mixed use residential buildings, such as the proposed development, are meant to be located along arterial roads. The black grid feature references the office aesthetic and repurposes this design for residential and hotel uses. As such, the proposed building s contemporary interpretation of modernist architecture, a form typically reserved for office use, will integrate well and be compatible with its surroundings downtown context. The proposed development meets the criteria set out in the policies for built form and compatibility and as a result is considered appropriate for the site context. 3.2 City of Ottawa Secondary Plan The Central Area The Central Area Secondary Plan provides more detailed area based policy direction for a number of geographical areas within the Central Area. Schedule B of the Secondary Plan designates the subject lands as The Core as discussed in Section 1.3. Figure #5: City of Ottawa Secondary Plan The Central Area Section 1.3.1 Vision contains the following relevant policies to the proposed development: 1. Mixed Uses 2. The addition of a greater diversity of uses will create a lively, vibrant environment, while the enhancement of the Core's architecture will contribute significantly to its economic vitality and its continued attraction of new businesses and people. The addition of 15
housing in mixed use projects will particularly help to support a growing variety of pedestrian oriented uses at grade, including entertainment and cultural uses. This diversification will attract residents and visitors outside normal business hours, while ensuring safe streets, as more and more people are drawn to this important destination. The proposal includes both a hotel and a condominium into the layout and design, essentially offering a healthy mix of residential and tourism uses. Whereas a typical building located in the downtown core is used strictly for office use, the addition of both a condominium and a boutique hotel will help to diversify the planned function of the downtown core, while promoting a lively, vibrant urban environment. As a result of this proposal, more animation will take place along the street thereby supporting pedestrian oriented uses outside of the normal business hours. This will also contribute to creating a safe environment during all times of the day. 3. Urban Design Renaissance 4. The image and identity of the Core will be significantly enhanced through an urban design renaissance. The height of new buildings will ensure the visual integrity and symbolic primacy of the Parliament Buildings and other national symbols as seen from Confederation Boulevard, reflect an increased sensitivity in design, provide a sense of human scale, and create pedestrian interest. Heritage buildings will be protected and enhanced, and nearby new development will respect their heritage features. Significant views from public rightsof way within the Core will be protected, especially those of Parliament Hill and the Canal. Selected views of the Core skyline will also be visible from important gateways outside the Central Area. The architecture of the building is considered contemporary and modernistic and will contribute to the City s overall urban design. The height of the proposed building has been carefully conceived to respect the visual integrity and symbolic primacy of the Parliament Buildings. In particular, the proposal respects Schedule 31 of the current zoning for this property, which protects significant views within the Core and the selected views of the Core area skyline. Further, the modern day design will provide for a sense of human scale and help to create visual interest for pedestrians. Section 1.3 also provides policies related to Mixed Use development. In particular, Section 1.3.3 (a) states: City Council shall ensure that commercial uses which generate employment are predominant in the Core, while promoting a mix of uses which contribute to, and generate vitality and activity in the Core. City Council shall therefore: ii. Residential and Complementary Uses promote and permit residential uses within mixed use development or as a primary use, and other appropriate complementary uses which generate evening and year round activity, such as entertainment and cultural uses; and iii. Uses at Grade require pedestrian oriented uses at grade along pedestrian corridors, including Albert, Slater, and Metcalfe Streets, and along other streets, retail uses at grade, or similar appropriate uses which contribute to pedestrian activity or interest, such as an indoor or outdoor pedestrian amenity area. 16
By providing for a mix of uses, the proposed building will help to achieve some of the important policies of the City s Secondary Plan. Residential uses will be a primary use, while the hotel component will help to complement the residential use and generate evening and year round activity. Pedestrian oriented uses at grade along Slater Street will help to animate an otherwise subdued street, especially after weekday working hours and during the weekends. 3.3 City of Ottawa Urban Design Guidelines 3.3.1 Urban Design Guidelines for High Rise Housing The Urban Design Guidelines for High Rise Housing (2009) are to be used as a tool to help inform the design of any high rise development, to promote innovative and attractive design, and ultimately, to achieve appropriate high rise built form. The design guidelines are reviewed in conjunction with any high rise residential and/or mixed use development proposal, and any application submitted to the city should respond effectively to their objectives. The goal of these urban design guidelines is predominantly to address the compatibility and relationship between high rise buildings and their existing or planned context; contribute to the amenities of urban living; and create pedestrianfriendly streets, and attractive public spaces that contribute to liveable, safe and healthy communities. These objectives are achieved through a thoughtful review of the following elements of the proposal to ensure the building is achieving the optimum outcome for the neighbourhood, including: Context; Built Form; Pedestrians and the Public Realm; Open Space and Amenities; Environmental Considerations; Site Circulation and Parking; Services and Utilities. Context Guideline # 1a The proposed building is to be located in an established urban fabric that will be integrated into the context and addresses compatibility with the existing context. The proposal maintains a consistent building line along the street and will provide direct links to transit sidewalks and the street. Guideline # 2b The proposed building is considered a background building that will integrate and blend in with the fabric of the surrounding context. Guideline # 4 The location and orientation of building components have been designed to create a sense of transition between high rise buildings, with particular regard to the visual integrity and symbolic primacy of Parliament Buildings. Guideline # 9 The proposed building will preserve and enhance important views and vistas, namely the Parliament Buildings. Guideline # 10 The orientation and shape of the building will minimize microclimate impacts on the site and its surroundings. The relationship to adjacent buildings has been considered when evaluating the cumulative microclimate impacts. Guideline # 11 The orientation, size and location of this proposed building will have minimal effect of sunshadowing on adjacent sites. 17
Built Form Guideline # 12 The building s form and massing responds to the function, site characteristics and context in which it is located. Guideline # 13 The lower portion of the building has been designed to support a human scaled streetscape and a quality pedestrian environment through its qualitative architectural design. Guideline # 14 The pedestrian level facade has been designed to be transparent (continuous band of windows) and accessible (separate entries for condo, hotel and retail components ) with retail along the street edge. Guideline # 15 The first two floors have been designed to have a higher floor to ceiling height in order to provide for flexibility in accommodation a range of uses. Guideline # 16 The most active uses are to be located along the street facade in order to enhance the building s relationship to the public realm. Guideline # 17 The pedestrian entrance will be located at grade and will be directly accessible, clear and linked to the sidewalk. Pedestrian & the Public Realm Guideline # 25 The provision of a sidewalk directly abutting the subject site will be a prominent feature of this development as it will accommodate a high volume of pedestrians in the downtown core area. Guideline # 28 The base of the building will cater to the pedestrian experience by providing for weather protection through building design. Guideline # 31 The residential component of this development will have views on the public street thereby providing for visual surveillance of Slater Street and the BMO square across the street. Open Space & Amenities Guideline # 40 Communal spaces for residents will be located above grade on the 5 th floor. The communal amenity space will be sufficient in size and will provide for the proper convenience and security for all residents. Environmental Considerations Guideline # 42 The building s main facade and orientation will be directed towards the south. This will provide for daylighting benefits as well as passive solar gain. Site Circulation & Parking 18
Guideline # 52 The proposed building will have a direct and safe pedestrian connection from the main doors to the public sidewalk, transit stop and parking areas. Guideline # 54 The pedestrian entrances and the driving surfaces will be treated with different shades in stone paving. Guideline # 56 The location of the parking will not be at grade, but rather below grade and abovegrade in two separate structures. The above grade parking structure, located on the 3 rd and 4 th floors, will be properly screened from view. Guideline # 58 The location of the garage entry point will be internal to the block, located to the east side of the building. The garage doors will also be recessed so as to minimize the prominence of the door and to minimize any potential conflicts with pedestrians. Access to the below grade parking structure will be from an existing parking access point that abuts the subject site. Guideline # 59 Bicycle parking is to be located as close as possible to the building entrance and will be easily accessible. Service & Utilities Guideline # 61 All outdoor equipment (ie. Mechanical penthouse) will be located on the building s roof top and will be concealed from view and be acoustically dampened. Guideline # 62 The location of utility meters, loading, garbage and recycling areas will be internal to the site and away from public view and areas on site and adjacent sites. Guideline # 63 The location of service and utility areas will be easily accessible as well as safe to operation and maintain. They have been designed to be clustered and away from public view. 3.3.2 Transit Oriented Development Guidelines The Urban Design Guidelines for Transit Oriented Development document was approved by Council on September 26, 2007. The guidelines apply to all development throughout the City within a 600 m walking distance of a rapid transit stop or station to provide guidance to the proper development of these strategically located properties. The guidelines address six (6) components including: Land use; Layout; Built Form; Pedestrians and Cyclists; Vehicles and Parking, and; Streetscape and Environment. The proposed development meets the following applicable design guidelines, among others: Land Use Guideline # 1 The proposal for a hotel/condominium that is within walking distance to a transit station is consistent with the objectives of Transit Oriented Development. A hotel and condominium tower in this location will provide extended hours of activity throughout the day and week. Guideline # 3 The proposal for a hotel/condo that is contained within one building provides for a mix of uses that will in turn support a vibrant area community. 19
Layout Guideline # 7 The proposed building will be located in close proximity to the adjacent buildings and will front along Slater Street to encourage ease of walking between buildings and the future rapid transit station, the Downtown East Station, located at O Connor and Queen Streets. Built Form Guideline # 13 The proposal calls for the columns of the building to be built to the property line with the first two (2) storeys of the building setback from the property line. The generous setback from the front property line will help to define the street edge and provide space for pedestrians and landscaping. Guideline # 14 The architecture of the building will provide for a variety of materials, including a generous amount of glazing, as a means of providing visual interest to pedestrians. Guideline # 15 In addition to ease of access and visual interest, the use of transparent materials along the street edge allows for an increase in security through informal viewing. Pedestrian & Cyclists Guideline # 28 The design of the ground floors will be appealing to pedestrians, and will include commercial and residential lobby. Vehicles and Parking Guidelines # 35 & 36 The location of the parking structure will be both above grade (on the 3 rd and 4 th floors) as well as below grade. The shared access driveway with the Telus building will help to improve the pedestrian environment by limiting the number of depressed curbs and reducing the potential points of conflict between pedestrians and vehicles. Guideline # 39 The proposed development will feature underground parking and will help to contribute to an active street level facade. Guideline # 43 & 44 The location of the loading area will be internal to the building access via the abutting Telus building. This loading area will effectively be screened from public view, thereby minimizing potential conflicts with pedestrians. Streetscape & Environment Guideline # 48 The proposed development will feature ambient lighting and low levels of illumination in order to accentuate and animate the building at night. Guideline # 54 Garbage and recycling areas will be internal to the proposed building and thus screened from public view. 20
Guideline #55 The mechanical penthouse will be located on the building s rooftop and as such will not have any impact on the streetscape. 4.0 REGULATORY FRAMEWORK 4.1 Existing Zoning Mixed Use Downtown (MD) Zone [142] S31 The subject site is zoned MD [142] S31 Mixed Use Downtown Zone, Exception 142, Schedule 31. The purpose of the MD zone includes supporting the Central Area, as designated in the Official Plan, as the central place in the region for employment and shopping while also allowing residential, cultural and entertainment uses. Permitted uses in the MD zone include hotel and apartment dwelling, mid high rise. At least 50% of the ground floor of any building must be occupied by specific uses, including hotel, retail store, and restaurant. When abutting the street, these ground floor uses must have separate and direct access to the street. The following table outlines the provisions applicable to the MD [142] S31 zone. Mechanisms Provisions Lot area (min) No minimum Lot width (min) No minimum Front yard (min) No minimum Interior side yard (min) No minimum Rear yard (min) No minimum Building height (min) As per Schedule 31 Parking spaces (min) Hotel: 0.5 spaces per 100 m² GFA High Rise residential: none Parking spaces (max) Hotel: none High Rise residential: 1.5 per dwelling unit Bicycle parking (min) Hotel: 1 space per 1,000 m² GFA High Rise residential: 0.5 per dwelling unit Loading spaces (min) Hotel: between 350 m² 1,999 m²: 1 over 1,999 m²: 2 High Rise residential: none Schedule 31 establishes maximum building heights for the subject site in terms of elevations above sea level of various planes. The intent of these planes is to protect the visual integrity and symbolic primacy of Parliament Buildings. The proposal respects the various view planes and proposes a maximum building height in compliance with Schedule 31 21
Figure #6: Zoning By law Schedule 31 Exception 142 refers to a holding symbol that may only be removed following approval of a Site Plan Control Application. Since the site s zoning does not include a holding symbol, it appears that this exception would not apply. 5.0 CONCLUSION The proposed building is to be built in an area, along Slater Street, that is characterized mainly of offices uses and retail/commercial uses at grade. Slater Street is nominated as an arterial roadway and identified as an area that will experience major improvements to the existing Rapid Transit Network. The existing building heights, the current zoning and the planned function of this area all support the redevelopment of the subject property in order to achieve greater utilization of this property. Given the surrounding context of the site and the anticipated development of the downtown core area, the proposal for a mixed use development at this site represents good planning. Architecturally, the modern design will help integrate the proposed building within the surrounding existing context and built form. Further, a well designed building that maximizes the sites building height at this location will help to create visual interest along Slater Street. Lastly, a strong podium with a height of approximately 7.0 metres will help to reinforce animation along the ground floor in the form of retail uses all the while encouraging pedestrian activities at street level. The potential redevelopment of is a unique opportunity to provide for high rise infill in an established downtown core area. As supported by the City policies, the proposed development will provide residential dwellings units in the downtown area and help to maintain and create new opportunities for commercial/retail uses as well as neighbourhood amenities. In summary, the proposed mixed use building is in conformity with the City of Ottawa s Official Plan policies and relevant guidelines. Thus, it is our professional opinion that the proposed Site Plan 22
Application represents good land use planning, is appropriate for the site and is in the public interest. Prepared by: Reviewed by: Matthew McElligott MCIP RPP Planner FoTenn Consultants Inc. Miguel Tremblay MCIP RPP Senior Planner and Manager Development Planning FoTenn Consultants Inc 23
APPENDIX A FLOOR PLANS 24
APPENDIX B SITE PLAN 25
APPENDIX C SITE CONTEXT AERIAL 26
BANK 7 LEGEND 1 BMO Tower 2 Parking Structure 3 Bus Stop 4 Clarica Centre 5 Retail 6 Bell Switching Station 7 Parliament Hill 8 Hotel 9 World Exchange Plaza SPARKS 8 4 9 3 3 TRANSIT CORRIDOR 6 199 Slater Street 8 TRANSIT CORRIDOR 100m Radius 3 8 3 5 1 2 8 LAURIER 0 25 50 100 N Context Plan
APPENDIX D PHOTOGRAPHS OF THE SITE AND ADJACENT BUILDINGS & SLATER STREET 27
3 1 SITE SITE 2 4 KEY PLAN 3 Looking South-East at Bank & Slater 1 Looking North-East at Bank & Slater 2 Looking North-East at Proposed Site 4 Looking North-East at 171 Slater Photographs of the Site and Adjacent Buildings
4 SITE SITE 2 3 1 KEY PLAN 3 Looking South-West on Slater 1 Looking North-West on Slater 2 Looking South on Slater 4 Looking South-West at Corner of Bank & Slater Photographs of Slater Street
4 3 SITE SITE 1 2 KEY PLAN 3 Looking North on Bank near Slater 1 Looking East on Slater near Bus Stop 2 Looking East on Slater near O Connor Looking South on Bank near Slater Photographs of Streetscape Near the Site