CIT O OTTAWA - URBAN DESIGN REVIE PANEL...FARLEY, SMITH AND DENIS SURVEYING LTD 10-190 Colonnade Rd,...

CITY OF OTTAWA - URBAN DESIGN REVIEW PANEL

84-96 HINTON AVENUE

November 20, 2014

CITY OF OTTAWA - URBAN DESIGN REVIEW PANEL

2

84 - 96 Hinton Avenue

The site of the development proposal is included in a study expansion zone within the Wellington Street West Community Design Plan (see map). The purpose of this plan, under the umbrella of the Neighbourhood Planning Initiative (NPI), and in conjunction with the Wellington Street Reconstruction and Hintonburg Neighbourooh Plan, is to guide public and private development of the area, in order to fulfill the strategic objectives of the City’s Official Plan.

The development proposal adheres to the guidelines and restrictions as set out in the following:

• The City of Ottawa’s Official Plan (OPA 150, 2013),

• The Wellington Street West Community Design and Secondary Plan, and

• City of Ottawa Zoning By-Law (subject properties zoned as MC16 [1966] H(20).

The development site itself forms an integral part of this diverse, dense, and changing area.

LEGEND

Focus Area

Adjacent Area

Community Context Area

CITY CONTEXT PLAN

DEVELOPMENTSITE

Image courtesy City of Ottawa

CITY OF OTTAWA - URBAN DESIGN REVIEW PANEL84 - 96 Hinton Avenue

3The site’s diversity is reflected in the great variety of services and urban conditions in the surrounding neighbourhood. Key urban features include: • The Parkdale Market,• Parkdale Park,• The shops and restaurants of

Wellington Street (a Traditional Main Street), and

• The proximity to the Transitway, a key circulation corridor.

In addition to the general guidelines and restrictions outlined in the OPA, the site also falls within the following categories:

• It is in a Design Priority Area (DPA), • It is in a Business Improvement Area

(BIA), and• It is subject to the 600m Zoning

By-Law for Transitway Stations (which allows for reduced parking requirements for certain occupancy types).

The Development Proposal responds to this highly dynamic site by proposing mixed-use, high quality buildings that complement both the existing and contemplated character of the community, while offering the benefits of density and a rejuvenated street edge.

NEIGHBOURHOOD CONTEXT PLAN

Map courtesy City of Ottawa

COMMERCIAL

MUNICIPAL

WELLINGTON ST

150M RADIUS

PARKDALE PARK &FARMERS’ MARKET

SITE

LEGEND

50M

200FT


4TEXT TEXT

• LKJLKJ• LKJ• LKJ

EXISTING SITE CONDITIONS


5EXISTING SITE CONDITIONS


6CONTEXT PHOTOGRAPHS

84-86

88

92

96

HIN

TON

AVE.

HAM

ILTON

AVE. N

PARKDALE AVE.

PARKDALE PARKH

OLLAN

D AVE.

HURO

N AVE. N

ARMSTRONG ST.

SPENCER ST.

WELLINGTON STREET

1

2

3

1

2

96 HINTON 92 HINTON 88 HINTON 84-86 HINTON

3


7CONTEXT PHOTOGRAPHS

84-86

88

92

96

HIN

TON

AVE.

HAM

ILTON

AVE. N

PARKDALE AVE.

PARKDALE PARKH

OLLAN

D AVE.

HURO

N AVE. N

ARMSTRONG ST.

SPENCER ST.

WELLINGTON STREET

1

4

5

2

3

1

3

4 5

2


8SITE PLAN

11278

2591

2438

520020

00

6718

2600 2600 2600

12279

2000

6718

2600260026002600

2000

11582

2500

1251

600 12111211

3371 3371

1231 1332

11278

6748

7066

7066

6743

7166

2000

2600 2600 2600

10521050

4425

6232

3689

1176

1318

307

2000

518

1000

2000

5200

5200

1800

1800

1067

6706

2134

7202

1038

1000

1000

15241524

2000

2000

3689

3000

3000

3000

3000

3122

HINTON AVENUE

SEAL:

DRAWINGS COPYRIGHT ROBERTSON MARTIN ARCHITECTS

DO NOT COPY. DO NOT SCALE DRAWINGS.ALL DIMENSIONS TO BE CHECKED AND VERIFIED

NORTH:

SHEET NUMBER:RMA PROJECT NUMBER

SCALE:DATE:

DRAWN BY:

APPROVED BY:DESIGNED BY:

DRAWING:

PROJECT:

Robertson MartinArchitects

Fax.: 613-567-9462Phone.: 613-567-1361

Email: [email protected]

216 Pretoria Ave.,Ottawa, ON, K1S1X2

A1

OTTAWA, ON

A1.014431

1:1002014/09/24

----

--------

84 - 96 HINTON AVENUERESIDENTIAL DEVELOPMENT

SITE PLAN

GENERAL REVISION 2014/10/2

HINTON AVENUE

LEGEND:


N


9PROJECT INFORMATION

11278

2591

2438

5200

2000

6718

2600 2600 2600

12279

2000

6718

2600260026002600

2000

11582

2500

1251

600 12111211

3371 3371

1231 1332

11278

6748

7066

7066

6743

7166

2000

2600 2600 2600

10521050

4425

6232

3689

1176

1318

307

2000

518

1000

2000

5200

5200

1800

1800

1067

6706

2134

7202

1038

1000

1000

15241524

2000

2000

3689

3000

3000

3000

3000

HINTON AVENUE

SEAL:



NORTH:


SCALE:DATE:

DRAWN BY:


DRAWING:

PROJECT:


Fax.: 613-567-9462Phone.: 613-567-1361



A1

OTTAWA, ON

A1.014431

1:1002014/09/24

----

--------


SITE PLAN


HINTON AVENUE

LEGEND:


11278

2591

2438

5200

2000

6718

2600 2600 2600

12279

2000

6718

2600260026002600

2000

11582

2500

1251

600 12111211

3371 3371

1231 1332

11278

6748

7066

7066

6743

7166

2000

2600 2600 2600

10521050

4425

6232

3689

1176

1318

307

2000

518

1000

2000

5200

5200

1800

1800

1067

6706

2134

7202

1038

1000

1000

15241524

2000

2000

3689

3000

3000

3000

3000

HINTON AVENUE

SEAL:



NORTH:


SCALE:DATE:

DRAWN BY:


DRAWING:

PROJECT:


Fax.: 613-567-9462Phone.: 613-567-1361



A1

OTTAWA, ON

A1.014431

1:1002014/09/24

----

--------


SITE PLAN


HINTON AVENUE

LEGEND:



10SITE SERVICING PLAN

Architect:

DEXTOR A. EDWARDS460 Hunt Club West, Suite 203Ottawa, Ont. K2E 0B8Tel: (613) 728 4159

Surveyors:

FARLEY, SMITH AND DENIS SURVEYING LTD10-190 Colonnade Rd, Ottawa, OntarioTel : (613) 727 8226

Planners:

NOVATECHENGINEERING CONSULTANTS LTD.Suite 200, 240 Michael Cowpland Drive,Ottawa, Ontario K2M 1P6Tel : (613) 254 9643

Landscape Architects:

JAMES B. LENNOX & ASSOCIATES INC.LANDSCAPE ARCHITECTSSuite 200A Hampton Park Plaza, 1419 Carling Ave.Ottawa, Ontario K1Z 7L6Tel. (613) 722-5168

SCALE

DATE

PROJECT No.

APPROVED

CHECKED

DRAWN

CHECKED

DESIGN

No. REVISION DATE BY

NOTES:

DRAWING No.PROJECT NAME

DRAWING

CLIENT NAME

PROJECT LOCATION

STAMPCONSULTANTS

FOR CONSULTANTS' REVIEWSEPT. 29, 2014


11TYPICAL PLANSTYPICAL GROUND FLOOR

1:125TYPICAL RESIDENTIAL FLOOR

1:125

DN

APT. 2

APT.3

APT. 1

BEDROOM 2

BEDROOM 2MECH

BEDROOM 1

UP

COMMERCIAL532 SQ FT49.4 SQ M

PARKINGAREA

BEDROOM 2

MECHMECH

DN

APT. 2

APT.3

APT. 1

BEDROOM 2

BEDROOM 2MECH

BEDROOM 1

UP


PARKINGAREA

BEDROOM 2

MECHMECH

DN

APT. 2

APT.3

APT. 1

BEDROOM 2

BEDROOM 2MECH

BEDROOM 1

UP


PARKINGAREA

BEDROOM 2

MECHMECH

DN

APT. 2

APT.3

APT. 1

BEDROOM 2

BEDROOM 2MECH

BEDROOM 1

UP


PARKINGAREA

BEDROOM 2

MECHMECH


12The overall building typology and density is compatible with the immediate surroundings, which contains a range of building heights and unit densities.

STREET SECTION

31717

±12500

DASHED LINE DENOTES EXISTING PROPERTY AT 92 HINTON

MAXIMUM HEIGHT (20m)

1651

792 HINTON AVENUE NORTH

PROPOSED 4-STOREY RESIDENTIALABOVE GROUND FLOOR COMMERCIAL


13VIEW - LOOKING NORTH ALONG HINTON

The development proposal will become an integral part of this diverse and active neighbourhood, offering new services, and a rejuvenated street edge.


14

The scale and typology of the development proposal plays off the existing red brick masonry scale and character of the neighbourhood. The proposal provides additional setbacks at grade, as well as the required setbacks above the third floor.

VIEW - LOOKING SOUTH ALONG HINTON


15

The new commercial occupancies and landscaped zones will become a destination and generator of urban vitality, building and expanding on the existing activities along Wellington Street. The street edge provides small-scale commercial storefronts along this side street off of the main street corridor. The proposal retains the feel of the neighbourhood in part through a (voluntary) 2m front yard setback, allowing greater potential for inhabitation and activity.

VIEW - HINTON FACADES


16VIEW - HINTON FACADES

The scale and character of the development is compatible with the existing conditions of the Mixed-Use Centre.


17EAST ELEVATIONS (HINTON STREET)


18TYPICAL NORTH/SOUTH ELEVATIONS (96 HINTON)96 HINTON - NORTH ELEVATION

96 HINTON - SOUTH ELEVATION


19SUN STUDIES - MARCH & JUNE


20SUN STUDIES - SEPTEMBER & DECEMBER


21GENERAL COMMENTS

1.

2.

3.

4.

5.

6.

7.

8.

Staff Comment: The massing of the buildings shows sensitivity to neighbourhood context and the four-lot proposal respects the existing lot fabric. The relationship to the public realm is improved by creating the shared access, and reducing the number of driveway openings.

Staff Comment: We will give careful consideration to liveability in our review of these residential units. We strongly recommend incorporating a 45 degree angular plane for development above the second storey within the rear yard. This tiered form allows for private or common amenity space, with access to sunlight and sky views for both this development and its neighbours.

Response: Rear set-backs above the third floor are in accordance with the zoning regulations, but a 45-degree stepped scheme was not able to be accommodated in the design.

Staff Comment: Is rental or condominium tenure proposed for the residential units? Rental conversion policies contained in Section 4.5 of the Official Plan may apply.

Response: All units to be rental tenure.

NEIGHBOURHOOD CONTEXT AND TRANSITION

Staff Comment: Although this zone does not require landscaping for parking lots (Section 110), we recommend including a small landscaped buffer between parking areas and lot lines to delineate the parking area and protect the fence.

Response: A landscaped buffer zone, as well as concrete curbs, has been integrated into the design of the parking.

Staff Comment: Building facades facing the street and landscaping within front yards should be given high-quality treatments. Given the intensity of the proposed development, the front yard is the only area where greening is possible.

Response: The design of the front yard landscaping and commercial storefronts is focused on creating opportunities for activity and inhabitation - part of the overall strategy to enliven the street by drawing the activity of Wellington Street into the Mixed Use Centre zone of the development proposal. The proponent encourages City input & design on the street edge lot boundaries to further improve the urban streetscape.

Staff Comment: Attention should be given to screening the proposed restaurant patio from living and sleeping areas above and beside. An encroachment agreement would be required for the patio within the public right-of-way.http://ottawa.ca/en/city-hall/planning-and-development/community-plans-and-design-guidelines/design-and-planning-0-1

Response: The patio can extend to the lot line without requireing an encroachment agreement. Screening is provided with balconies, guardrails, and with new trees.

Staff Comment: We support your attempts to retain the existing trees and would like to see additional street trees along the frontage. If, through the works required to extend the services, the trees cannot be saved, the developer must compensate Forestry Services for the loss. The compensation value would need to be determined by Forestry Services prior to any operations on site.

Staff Comment: Lighting should be designed to result in minimal light spillage to adjacent properties, and fixtures should be designed for full cut-off (sharp cut-off) classification.For any planter boxes/trees on the City’s road right-of-way, an Encroachment Agreement along with a Maintenance Agreement will be required.

Response: Site lighting will be designed in accordance with these recommendations. See response 5.

PRE-CONSULTATION SUMMARY AND RESPONSE


22

PARKING AND TRANSPORTATION

Staff Comment: The surface parking is acceptable. We support locating the parking in the rear but ask that you consider options for screening the parking. One option is to have the aisles along the rear lot line and the parking within self-contained garages.

Response: The site design now includes a landscaped buffer zone that includes hedge planting as a visual screen.

Staff Comment: The current proposal presents concerns with snow removal and snow storage, as well as future maintenance concerns should the areas beneath the parking be used for storm water management.

Response: The covered parking access lanes will reduce the need for snow removal. Snow will be removed from site on a regular and as-needed basis. Stormwater management and connections to the storm sewer are as per the site services plan: two storm drains will run below the shared access lane.

Staff Comment: Some thought should be given to how accessible parking spaces relate to accessible entrances. Landings at the top of staircases and walkways along the aisles can provide pedestrians with a safe place to stand while cars pass.

Response: The parking layout will accommodate accessible spaces. The final layout will include adequate safe circulation for pedestrians, particularly around the rear entrances.

Staff Comment: We have concerns about the parking spaces located in the corners. Given the location of the columns, they will be difficult to access. A hammerhead at the ends of the aisles may be desirable.

Response: The scheme has been modified from its original form to locate the garbage rooms in these corner areas.

PRE-CONSULTATION SUMMARY AND RESPONSE

9.

10.

11.

12.


23

The following design strategies are offered in response to the City of Ottawa’s Official Plan (OPA), Section 2.5.1: Urban Design and Compatibility:

2.5.1.1 - To enhance the sense of community by creating and maintaining places with their own distinct identity.

The development proposal builds off of the vibrancy and activity of Wellington Street, and creates new opportunities for small-scale commercial activity, gathering and overal urban vitality. This is in keeping with the overall character of the area as an active and developing urban hub.

2.5.1.2 - To define quality public and private spaces through development.

The design includes a voluntary 2m front yard setback that allows for the commercial activity to interact with the public realm.

2.5.1.3 - To create places that are safe, accessible and are easy to get to, and move through.

The mid-rise scale of the development proposal, and by breaking up the mass into four separate buildings, allows for an overall clear reading of the entrances, commercial spaces and units. The small scale of the buildings facilitates easy wayfinding and egress.

2.5.1.4 - To ensure that new development respects the character of existing areas.

The development proposal retains the existing lot pattern, and the overall scale of the buildings fits easily into a Mixed Use Centre that contains a wide variety of building types and sizes.

2.5.1.5 - To consider adaptability and diversity by creating places that can adapt and evolve easily over time and that are characterized by variety and choice. [OMB decision #2649, September 21, 2006]

The commercial spaces are sized for boutique style shops, cafés, and personal services businesses. Their tenancy can easily adapt and change to suit the needs of the area. The commercial units ceiling height also allows flexibility for different tenancies. We are proposing a variety of residential unit types (1 to 3 bedroom) to allow for a diverse tenant demographic.

2.5.1.7 - To maximize energy-efficiency and promote sustainable design to reduce the resource consumption, energy use, and carbon footprint of the built environment.

The development proposal uses typical residential construction materials, and makes use of the recent building code changes to employ a wood superstructure - reducing the need for steel and con-crete overall, as well as reducing supply-chain related carbon emissions by using a primarily natural and renewable building material.

DESIGN STRATEGIES AND OBJECTIVES

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