Screening and Brief Intervention Treatnet Training Volume A: Module 1 – Updated 19 January 2007.
DESIGN BRIEF Updated 16.05
Transcript of DESIGN BRIEF Updated 16.05
122 DALY AVENUE
DESIGN BRIEFUpdated 16.05.2016
CONTENTS SECTION 1 INTRODUCTION 1
SECTION 2 SITE OVERVIEW & COMMUNITY CONTEXT 2THE SITE 2
SURROUNDING AREA 3
TRANSPORTATION NETWORK 6
SECTION 3 PROPOSED DEVELOPMENT 7BUILDING + SITE DESIGN 7
SECTION 4 POLICY & REGULATORY FRAMEWORK 15CITY OF OTTAWA OFFICIAL PLAN 15
SANDY HILL WEST SECONDARY PLAN
URBAN DESIGN GUIDELINES FOR DEVELOPMENT FOR LOW RISE INFILL 20
CITY OF OTTAWA ZONING BY-LAW (2008-250) 21
SECTION 5 CONCLUSION 23
1DESIGN BRIEF122 Daly Avenue
1. THE PROPOSAL
INTRODUCTIONFOTENN Consultants Inc. has been retained by TC United Group to prepare a Design Brief in support of a Site Plan Control Application for the lands known municipally as 122 Daly Avenue (referred to herein as ‘the site’). The purpose of the following document is to assess the appropriateness of the proposed residential development in the context of the surrounding community and the applicable policy and regulatory framework.
Figure 1: Perspective Looking onto the Proposed Development
122 Daly Avenue March 8th 2016PERSPECTIVE
2DESIGN BRIEF122 Daly Avenue
2. SITE OVERVIEW & COMMUNITY CONTEXT
THE SITEThe site is legally described as Part Lot 9 Registered Plan M6, City of Ottawa and is municipally known as 122 Daly Avenue. The site has approximately 30.17 metres depth and 20.11 metres frontage along Daly Avenue for a total site area of 607 sqaure metres. The site is currently occupied by a two-storey single-detached dwelling which falls within the Sandy Hill Hertage Conservation District as illustrated in Figure 1.
KIN
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CU
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BESSERER STREET
Figure 2: Existing Conditions on the Subject Site Figure 3: Location Map
0 20 M
Subject Site
Heavy Hydro Line
Light Hydro Line
3DESIGN BRIEF122 Daly Avenue
SURROUNDING AREAThe site is located on the south side of Daly Avenue, just west of King Edward Avenue, in the neighbourhood of Sandy Hill West, as identified on Figure 3. The area surrounding the site is characterized by a mix of land uses and building typologies including mid-rise residential buildings, hotels, and several institutional buildings. Gradual infilling has occurred on small and medium sized lots over the last decade. Examples of this include the four (4) storey residential building that is found directly east of the site located on the intersection Daly Avenue and King Edward Avenue, and the high-rise mixed-use building that is located just south of the corner of King Edward Avenue and Besserer Street, which is found one (1) block north of the site.
The site is located in an established neighbourhood with a wide range of amenities as identified in Figure 4 and listed below:
• Parliament Buildings• Sandy Hill Community Centre• Champagne Bath• Sir Wilfrid Laurier Park • Strathcona Park• University of Ottawa• Byward Market Area• Ottawa Public Library Rideau Branch• St. Joe’s Supper Table• Oasis Food Growing Project• Urban Shades Community Garden
RIDEAU STREET
NICHOLAS STREET
SOMERSET STREET E
LAURIER AVENUE E
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DALY AVENUE
SUBJECT SITE
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Figure 4: Context Map
Subject Site
Parliament Buildings
Recreation Facilities
Parks
Schools
Shopping, Arts, Culture, Libraries
Emergency Services
Community Gardens
Light Rail Transit
4DESIGN BRIEF122 Daly Avenue
Figure 5: View to the North Figure 6: View to the South Figure 7: View to the West Figure 8: View to the East
NORTHTo the north of the site is a two (2) storey church located at the intersection of Daly Avenue and King Edward Avenue that includes a communal amenity rear yard amenity space and a social services centre within the building. There are also several local bus stops to the north of the site that are located on Rideau Street. Further north are several high-rise mixed-use and residential buildings including a University of Ottawa residence building. The Ottawa Little Theatre and Byward Market are also located further north of the site.
SURROUNDING AREA (CONTINUED)
EASTDirectly east of the site is a four and a half (4.5) storey residential building that appears to have been constructed within the last 2 years. Further east of the site is the Rideau River and Strathcona Park which runs north-south along Range Road and includes a collection of mature trees and designated pathways for pedestrians and cyclists. There is also an on-road multi-use pathway further east of the site along Range Road.
WESTDirectly west of the subject site is a three (3) storey residential unit on the southside of Daly Avenue that appears to have been constructed in the last 50 years. DalyAvenue showcases a collection of uses, a range of building typologies, minimal setbacks and heights ranging between two (2) to four (4) storeys. Further west of the site and acrossthe Rideau Canal, is City Hall, the National Arts Centre, and Parliament Hill. Approximately 500 metres north of the site, the Mackenzie King Station and the Transitway provide both local and rapid transit service to the Central Business District and surrounding area. There is also an on-road multi-use pathway further west of the site along Colonel By Drive.
SOUTHTo the south of the site, along the north and south side of Stewart Street is a mix of semi-detached dwellings, townhomes, and low-rise apartment buildings that range between two (2) to three (3) storeys in height and appear to have been constructed in the last 50 years. An off-road dedicated bicycle lane is also found along the north side of Stewart Street. The University of Ottawa Campus is also found further south of the site.
5DESIGN BRIEF122 Daly AvenuePOLICY + REGULATORY FRAMEWORK
Figure 9: Birds Eye View of Proposed Development
6DESIGN BRIEF122 Daly Avenue
TRANSPORTATION NETWORK
ACTIVE TRANSPORTATIONThe site is located within 100 metres of several bus stops with access to bus routes 7, 12, 14, 16 and 18 as shown in Figure 9. The site is also located approximately 500 metres west of Mackenzie King Station, which is a major rapid transit station on the Transitway. Additionally, the site is ideally located between Rideau Station and Campus Station, which are both planned as rapid transit stations on the first phase of the City’s future light rail network. As described earlier, the site is also well serviced by off-road bicycle lanes to the south on Stewart Street and multi-use pathways to the east on Range Road.
ROAD NETWORKThe site is well served with the existing road network. The site is located directly west of King Edward Avenue, an existing Arterial Road on Schedule F of the Official Plan. The site is also within close proximity to Laurier Avenue which is also identified as an existing Arterial Road on Schedule F of the Official Plan. The site is also located approximately 2.0 km north of the Highway 417 which can be accessed by heading south on King Edward Avenue.
Figure 10: Active Transportation Map
SUBJECT SITE
NICHOLAS STREET
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SOMERSET STREET E
LAURIER AVENUE E
DALY AVENUE
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RIDEAU STREET
Subject Site
Transit Priority Routes
Arterial and Collector Road Network
Cycling Routes
Bus Stations
7DESIGN BRIEF122 Daly Avenue
3. PROPOSED DEVELOPMENT
BUILDING + SITE DESIGNThe Applicant is proposing to construct a four (4) storey residential addition to an existing heritage building that is 13.3 metres in height and would contain a total of eight (8) units. The extension will have four (4) access points; the main entrance off of Daly Avenue, a side yard entrance, a rear yard entrance, and an entrance off the link between the existing building and the proposed addition. No parking is proposed for the development and the existing driveway will be removed, enhancing the Daly Avenue streetscape. A total of six (6) bicycle parking spaces are provided at the rear of the development and can be accessed by a narrow walkway from Daly Avenue.
The proposed development will have a variety of landscaped areas which will enhance the public realm and provide screening for the residential uses behind the site. The existing trees located in the front yard along Daly Avenue will be retained and four (4) additional trees will be planted in the rear yard. The rear yard will also feature a landscaped seating area with a pergola and several planters as private amenity space for future building tenants. Additional plantings are proposed adjacent to the existing heritage building along the proposed pathway.
The proposed development incorporates architectural elements that complement the existing structure and surrounding area Figure 13. The proposed addition has been designed to provide an appropriate transition from the adjacent four storey residential building at the corner of King Edward Avenue and the existing heritage building and other low-rise buildings along the street.
122 Daly Avenue March 8th 2016PERSPECTIVE
122 Daly Avenue March 8th 2016PERSPECTIVE122 Daly Avenue March 8th 2016PERSPECTIVE Figure 11: Renderings of Proposed Development
8DESIGN BRIEF122 Daly Avenue
Figure 12: Site Plan
122 Daly Avenue March 17th 2016PROPOSED SITE PLAN
125.515 m2
1.76
7
1.47
3
8.350
4.169 17.668
3.578
1.22
50.35
6
3.22
63.
810
2.80
07.
203
12.201
1.00
0
6.734
17.4
051.50
0
4.164 3.973
2.094 2.032
4.125
11.700
170.713 m2
UP
UP
-1200
-1200
-1200
WASTE ROOM ATGROUND FLOOR, ACCESS
FROM EXTERIORDASHED LINE INDICATES EXISTING
BUILDING TO BE DEMOLISHED
4TH FLOOR OUTLINE
METAL GUARD
METAL GUARD
NEW WOOD FENCE FOR PRIVACY
EXISTING REAR YARD SETBACK
HALFWAY BETWEEN REQUIRED ANDEXISTING REAR YARD SETBACK
NEW TREE
NEW TREES
NEW TREE
EXISTING TREES TO BE REMOVED
PERGOLA OVER SITTING AREA
INTERLOCK SITTING AREA
WINDOW WELLWINDOW WELLWINDOW WELL
WINDOW WELL
CITY TREE TO REMAIN
CITY TREE TO REMAIN
BICYCLE RACK
PRE-CAST CONCRETE RETAININGWALL BLOCK PLANTER
RIVER ROCK
ORNAMENTAL GRASSESAND SMALL TREES
WINDOW WELL WITH GRATE/GUARDWINDOW WELL WITH GRATE/GUARD
NEW TREES
BENCHES WITHPLANTER UNDER TREES
EXISTING TREES TO BE REMOVED
SHRUBS WITH MULCH BED
SHRUBS WITH MULCH BED
114 DALY AVENUE3 STOREY
BRICK DWELLING
460 KING EDWARD AVENUE4 1/2 STOREY
BRICK DWELLING(F
orm
erly D
aily
Str
eet)
D A
L Y
A
V E
N U
E
EXIT STAIR
EXIT STAIR
EXIT STAIRAND LINK
EXISTING HERITAGEBUILDING
PROPOSED ADDITION
AMENITY AREA
INTERLOCK
INTERLOCK
INT
ER
LO
CK
GRASS
GRASS
GR
AS
SG
RA
SS
CO
NC
RE
TE
SID
EW
AL
K
210 5m
PRE-CAST CONCRETE RETAININGWALL BLOCK PLANTER
RIVER ROCK
ORNAMENTAL GRASSESAND SMALL TREES
EXISTING PORCH
EXISTING PAD MOUNTEDTRANSFORMER
CITY TREE TO REMAIN
NORTH
9DESIGN BRIEF122 Daly Avenue
Figure 13: Materials Plan
122 Daly Avenue March 8th 2016NORTH ELEVATION - MATERIALS
GLAZED LINK
EIFS
BRICK
PRE-FINSIHED METALCAP FLASHING
REPLACE EXISTING WINDOW WITH NEW WINDOW OF SAME STYLEREPLACE EXISTING WINDOW WITH NEW WINDOW OF SAME STYLEREPLACE EXISTING WINDOW WITH NEW WINDOW OF SAME STYLE
ALLIGN NEW PARAPET WALL WITHEXISTING DORMER STRUCTURE
PARGING
PRE-FINSIHED METAL FLASHING
CURTAIN WALL
PRE-FINSIHED METAL FLASHING
REPLACE EXISTING STUCCO WITH BRICKVENEER MASONRY (COLOUR AND DIMSTO BE CONFIRMED)
REPLACE VERTICAL WOOD SIDING.
NEW WINDOW IN EXISTINGOPENINGS. WINDOW TOMATCH EXISTING STYLE
10DESIGN BRIEF122 Daly Avenue
Figure 14: East Elevation
122 Daly Avenue March 17th 2016EAST ELEVATION
GLASS GUARD RAIL SET BACKFROM BUILDING EDGE
PRE-FINSIHED METAL FLASHING
PRE-FINSIHED METAL FLASHING
SHADED AREA INDICATES EXISTING BUILDING
TYP. WINDOW WELL WITHMETAL GRATE/GUARD
TYP. WINDOW WELL WITHMETAL GRATE/GUARD
T.O. BASEMENT SLAB-3.048m
2,09
71,
152
150
778
1,10
9
EIFSEIFS
BRICKBRICK
T.O. SECOND FLOOR3.200m
T.O. FOURTH FLOOR8.993
T.O. THIRD FLOOR6.248
T.O. FIRST FLOOR0.000
T.O. ROOF11.738
11DESIGN BRIEF122 Daly Avenue
Figure 15: South Elevation
122 Daly Avenue March 17th 2016SOUTH ELEVATION
PRE-FINSIHED METALFLASHING
T.O. BASEMENT SLAB-3.048m
764
610
610
REPLACE EXISTINGSTUCCO WITH BRICK
VENEER MASONRY
EIFSEIFS
REPLACE EXISTINGSTUCCO WITH NEW
EIFS
T.O. SECOND FLOOR3.200m
T.O. FOURTH FLOOR8.993
T.O. THIRD FLOOR6.248
T.O. FIRST FLOOR0.000
T.O. ROOF11.738
PRE-FINSIHED METALCAP FLASHING
12DESIGN BRIEF122 Daly Avenue
Figure 16: West Elevation
122 Daly Avenue March 17th 2016WEST ELEVATION
TYP. WINDOW WELL ATBASEMENT WINDOWS
GLASS GUARD RAIL SET BACKFROM BUILDING EDGE
PRE-FINSIHED METAL FLASHING
T.O. BASEMENT SLAB-3.048m
340
251
ENLARGED EXISTING OPENINGFOR NEW WINDOW
INFILL EXISTING OPENING TOMATCH NEW MASONRY
REPLACE EXISTING WINDOW WITHNEW WINDOW OF SAME STYLE
REPLACE VERTICALWOOD SIDING.
NEW DORMER TO MATCH EXISTING
EIFSEIFS
EIFSEIFS
EIFSEIFS
NEW DORMER TO MATCH EXISTING
BRICKBRICK
BRICKBRICK
T.O. SECOND FLOOR3.200m
T.O. FOURTH FLOOR8.993
T.O. THIRD FLOOR6.248
T.O. FIRST FLOOR0.000
T.O. ROOF11.738
13DESIGN BRIEF122 Daly Avenue
Figure 17: East Elevation Through Courtyard
122 Daly Avenue March 17th 2016EAST ELEVATION THROUGH COURTYARD
T.O. BASEMENT SLAB-3.048m
EIFSEIFS
PRE-FINSIHED METAL FLASHINGINFILL WINDOW IN EXISTING DORMER
RESTORE EXISTING DORMERRESTORE EXISTING DORMER
STAIR LINKSTAIR LINK
RESTORE EXISTING DORMER
NEW BRICK ONEXISTING BUILDING
NEW BRICK ONEXISTING BUILDING
BRICKBRICK
T.O. SECOND FLOOR3.200m
T.O. THIRD FLOOR6.248
T.O. FIRST FLOOR0.000
14DESIGN BRIEF122 Daly Avenue
Figure 18: Landscape Plan
UP
UP
WASTE ROOM AT GROUNDFLOOR, ACCESS FROM
EXTERIOR
EXISTING PORCH
BICYCLE RACK
PERGOLA OVER SITTING AREA
SITTING AREA
NEW WOOD FENCE FOR PRIVACY
4TH FLOOR OUTLINE
114 DALY AVENUE3 STOREY
BRICK DWELLING
460 KING EDWARD AVENUE4 1/2 STOREY
BRICK DWELLING(F
orm
erly
Dai
ly S
treet
)D
A L
Y
A V
E N
U E
EXIT STAIR
EXIT STAIR
EXIT STAIRAND LINK
PROPOSED ADDITION
AMENITY AREA
CONC
RETE
SID
EWAL
K
PRE-CAST CONCRETE RETAININGWALL BLOCK PLANTER
EXISTING HERITAGEBUILDING
BENCH WITH PLANTER
RETAINING WALLRETAININGWALL
RETAININGWALL
EXISTINGPAD MOUNT
TRANSFORMER
CONC
RETE
SID
EWAL
K
1TC
• • • • • •• • • • • • • •(FAIR)
1TC
• • • • • •• • • • • • • •(FAIR)
1AN
• • • • • • •• • • • • • • • •(POOR)
2UL
• • • • • •• • • • • • • •(GOOD)
1UL
• • • • • •• • • • • • • •(GOOD)
EXISTING PAVERSTO BE REPLACED
1PO
balc
ony
abov
e
balc
ony
abov
e
drain
1MS
4MA20PT
6HG
8CO
5TO
8CO
5TO
10AC
40CM
1TM
4HS
55HS
6RA
12HS
4RA2
TM
3TM
4RA2
TM
35HS
6HP
28HG
28HP
10HG
6HG
ANNUALS AT OWNER'SDISCRETION
drain
drain
1LL
UTILITY POLE
EXISTING TREE
1.2m SNOW FENCE WIRED (MIN 3) TO STEEL 'T'BAR POSTS (@ 2.4m O.C. MAX.) 50 x 150 WOODTOP RAIL BOLTED TO POSTS.
NOTES:- INSTALL FENCE PRIOR TO ANY CONSTRUCTION ACTIVITY.- NO CONSTRUCTION ACTIVITIES INCLUDING MATERIALSTORAGE OR DISPOSAL, OR PARKING IS TO TAKE PLACE WITHINTHE DESIGNATED PROTECTION AREA.- ANY ROOTS ENCOUNTERED, ARE TO BE CLEANLY CUT WITH ASAW OR PRUNERS (DO NOT USE BACKHOE OR OTHER HEAVYEQUIPMENT). ROOTS ARE TO BE COVERED IMMEDIATELY WITHTOPSOIL, BURLAP OR MULCH AND KEPT DAMP.
PROTECTION MEASURES TO BE TAKEN DURING CONSTRUCTION:1. UNDER THE GUIDANCE OF AN ARBORIST, ERECT A FENCE AT THE CRITICAL ROOT ZONE (CRZ) OF TREES WHERETHE CRZ IS ESTABLISHED AS BEING 10 CENTIMETRES FROM THE TRUNK OF A TREE FOR EVERY CENTIMETRE OFTRUNK DIAMETER AT BREAST HEIGHT. THE CRZ IS CALCULATED AS DBH X 10 CM.;2. DO NOT PLACE ANY MATERIAL OR EQUIPMENT WITHIN THE CRZ OF THE TREE3. DO NOT ATTACH ANY SIGNS, NOTICES OR POSTERS TO ANY TREE;4. DO NOT RAISE OR LOWER THE EXISTING GRADE WITHIN THE CRZ WITHOUT APPROVAL;5. TUNNEL OR BORE WHEN DIGGING WITHIN THE CRZ OF A TREE;6. DO NOT DAMAGE THE ROOT SYSTEM, TRUNK, OR BRANCHES OR ANY TREE;7. ENSURE THAT EXHAUST FUMES FROM ALL EQUIPMENT ARE NOT DIRECTED TOWARDS ANY TREE CANOPY.
1200
4m0 2 31
LANDSCAPE CURB (SEE SPECIFICATIONS)
FILTER FABRIC (SEE SPECIFICATIONS)
LANDSCAPE AREA (SEE PLAN)
APPROVED COMPACTED SUBGRADE
GRANULAR "A"COMPACTED IN LIFTS TO 100% SPD
50-150mm DIA. RIVER WASHED GRANITE AGGREGATE
150115
150
150
SCALE
START DATE
PROJECT NO.
DRAWING NO.PROJECT NORTH
STAMP
See Plan
PROJECT
February 2016
PLOT SIZE ARCH-D
Addition122 Daly Avenue
TREE CONSERVATION REPORT &LANDSCAPE PLAN
L.1
ARCHITECTS:
SURVEYORS:
CIVILENGINEERS:
CLIENT:
CONSULTANTS
LOCATION PLAN
JAMES B. LENNOX & ASSOCIATES INC.LANDSCAPE ARCHITECTS3332 CARLING AVE. OTTAWA, ONTARIO K2H 5A8Tel. (613) 722-5168 Fax. 1(866) 343-3942
LEGEND
EXISTING TREE TO REMAIN
EXISTING TREE TO BE REMOVED
PROPOSED DECIDUOUS TREE
PROPOSED CONIFEROUS TREE
PROPOSED SOD
PROPOSED RIVERSTONE
PROPOSED PAVER TYPE 1
PROPOSED PAVER TYPE 2
PROPOSED SHRUBS, ANDPERENNIALS
PROPOSEDORNAMENTAL METAL FENCE
TREE PROTECTION FENCE
16-MIS-1615
800 Industrial Ave., Suite 9Ottawa, ONTel : (613) 680.5582
11331 Clyde Ave., Suite 400Ottawa, ONTel : (613) 738.0708
DRAWING
No. Issue DateDD/MM/YYY
ISSUED FOR SITE PLAN APPLICATION1 18/03/2016 JL
DR CK
EXISTING TREE LISTKEY QTY. BOTANICAL NAME COMMON NAME SIZE CONDITION REMARKS
TREES
AN 1 Acer negundo Manitoba Maple 1200mm ø POOR Joint OwnershipTC 2 Tilia cordata Littleleaf Linden 400mm ø FAIR Public OwnershipUL 3 Ulmus sp. Elm 300mm ø GOOD Private Ownership
NOTES:All trees on adjacent properties that have critical root zones extending onto the subject property must be shownA tree is considered to be a jointly owned tree if any part of the base of the tree (the trunk) extends across the property line
1L.1
TREE CONSERVATION REPORT & LANDSCAPE PLANSCALE 1:100
PROPOSED PLANT LISTKEY QTY. BOTANICAL NAME COMMON NAME SIZE CONDITION REMARKS
TREESMS 1 Magnolia x soulangeana Magnolia 'Heaven Scent' • • •• • •• • • • • • • • B&B Specimen, Single
'Heaven Scent' LeaderPO 1 Picea omorika 'Fastigiata' Columnar Serbian Spruce 1800 mm ht. B&B Single LeaderLL 1 Tilia cordata Littleleaf Linden • • • • •• • • • • • • B&B
SHRUBSRA 14 Rhus aromatica 'Gro-Low' Grow-Low Fragrant Sumac 500mm ht. Potted 800 mm o.c.AC 10 Ribes alpinum Alpine Currant 600mm ht. Potted 800 mm o.c.TM 8 Taxus x media 'Densiformis' Dense Spreading Yew 500 mm spr. Potted 800 mm o.c.TO 10 Thuja Occidentalis 'Little Teddy' Little Teddy Dwarf Cedar 400 mm spr. Potted 500 mm o.c.
PERENNIALSCO 16 Calamagrostis x acutiflora Feather reed-grass 250mm pot Potted 500 mm o.c.
'Overdam' 'Overdam'CM 40 Convallaria majalis Lily-of-the-Valley 150mm pot Potted 400 mm o.c.HS 106 Hemerocallis 'Stella D'Oro' Stella D'Oro Day Lily 150mm pot Potted 300 mm o.c.HG 50 Heuchera 'Georgia Peach' Georgia Peach Coral Bells 100mm pot Potted 400 mm o.c.HP 34 Heuchera 'Plum Pudding' Plum Pudding Coral Bells 100mm pot Potted 400 mm o.c.MA 4 Matteuccia struthiopteris Ostrich Fern1 gal. pot Potted 1000 mm o.cPT 20 Pachysandra terminalis Japanese Spurge 60mm plug Cell Pack 300 mm o.c.
1. It is the responsibility of the appropriate contractor or official to report any errors, omissions or discrepancies on this plan with actual site conditions to theLandscape Architect before proceeding with construction.
2. The contractor is to notify all utility companies and authorities prior to any excavation and ascertain locations of underground services.
3. The contractor is to reinstate all areas and items damaged as a result of construction activity.
4. The contractor is to comply with all pertinent codes and by-laws.
5. The contractor is to maintain a positive surface run-off throughout the entire construction period.
6. The Landscape Architect is not responsible for subsurface conditions.
7. The contractor is to identify all existing trees to remain on site with the Landscape Architect prior to construction.
8. The contractor is to stake the proposed location of all plant material in conjunction with the Landscape Architect prior to excavation.
9. Minimum distances for selected deciduous trees are as follows:- Building Foundations 7.5m- Sidewalks 1.5m- Public Streets 2.5m- Underground Infrastructure 2.0m
10. All trees within 1m of underground utility trenches are to be excavated by hand.
11. Remove all protective wrapping from tree trunks after installation.
12. Staking of trees shall only be performed if necessary.
13. Ensure that mulch is pulled back a min. distance of 75mm from base of tree trunk.
14. Deciduous trees to be planted on private property 450mm inside of property line min.
A City of Ottawa tree removal permit from the Planning and Growth Management Department is required to remove any of the trees indicated for removalon this plan. In addition to this, the contractor is to receive approval from the owner's of adjacent properties where the trees may be on or close to theproperty line such as along the XXXXX lot line of the subject property. Property owners and the city of Ottawa planning and growth managementdepartment must be notified prior to any activity within the critical root zone (CRZ) of "existing trees to remain." The city of Ottawa Planning and GrowthManagement Department is to approve in writing the removal of any additional trees to be removed which are not indicated on this plan.
GENERAL NOTES:
NOTE REGARDING THE REMOVAL OR DAMAGE OF EXISTING TREES:
QTY.KEY
SIZEKEYQTY.
TC UNITED GROUP| Planning and Consulting
216 Pretoria Ave.Ottawa, ONTel : (613) 567.1361
Robertson Martin Architects
114 Concourse Gate, Suite 500Nepean, ONTel : (613) 727.0850
Annis O'Sullivan Vollebekk Ltd.
Stantec
SIZE diameter of trunk at breast height (DBH)
Extent of critical root zone (CRZ)
SIZE diameter of trunk at breast height (DBH)
Extent of critical root zone (CRZ)
3L.1
TREE PROTECTION FENCESCALE 1:100
Rideau Street
Daly Avenue
Alexandra Bridge
Ottawa River
King Edward Avenue
SITE*
Rideau River
Rideau Canal
Murray StreetSt. P
atrick Street
Parliament Hill
VP
2L.1
RIVERSTONESCALE 1:100
15DESIGN BRIEF122 Daly AvenuePOLICY + REGULATORY FRAMEWORK
CITY OF OTTAWA OFFICIAL PLAN
LAND USEThe property is designated General Urban Area on Schedule B – Urban Policy Plan in the City of Ottawa Official Plan as shown in Figure 19. The General Urban Area designation permits the development of a range and choice of housing types to meet the need of all ages, incomes and life circumstances, in combination with conveniently located employment, retail, service, cultural, leisure, entertainment and institutional uses. The purpose of this designation is to facilitate the development of complete and sustainable communities.
The Official Plan supports infill development and other intensification within the General Urban Area in a manner that enhances and complements the desirable characteristics and ensures the long-term vitality of the many existing communities that make up the city. The General Urban Area permits low-rise development in multiple housing forms including: duplexes, triplexes, and low-rise apartment buildings as a means of intensification. Building heights and uses within this range will be evaluated based on compatibility with the existing context and the planned function of the area. Policies within the Official Plan also indicate that the City will promote opportunities for intensification in areas that are within 600 metres of future or existing rapid-transit stations.
BUILDING LIVABLE COMMUNITIESIn support of lively and complete mixed-use communities, the City’s growth management strategy includes intensification of development in the urban area over the next 20 years. The Plan recognizes that introducing new development in existing areas that have developed over a long period of time requires a sensitive approach and a respect for a communities established characteristics.
Compatible developments are developments that, although
not necessarily the same as or similar to existing buildings in the vicinity, nonetheless enhance the established character of a community and coexist with existing development without causing undue adverse impact on surrounding properties.
The City influences the built environment through the use of design objectives set out in Section 2.5.1 that are broadly stated and intended to apply to new development.
The proposed development meets the following applicable objectives in Section 2.5.1 of the Official Plan:
• Enhances the sense of community by creating and maintaining places with their own distinct identity;
• Define quality public and private spaces through development;
• Creates places that are safe, accessible and easy to get to, and move through; and
• To consider adaptability and diversity by creating places that can adapt and evolve easily over time and that are characterized by variety and choice.
4. POLICY & REGULATORY FRAMEWORK
Figure 19: Official Plan Schedule B
The proposed design program successfully achieves the following:
1. It enhances the sense of community and creates a sense of identity:
• The proposed building provides a bold architectural gesture with a memorable façade.
• The proposed building will accommodate a modest increase in the population on a short street. Successful communities and streets require a minimum threshold of population base to facilitate regular neighbourhood interaction and communal interest.
2. It defines quality public and private spaces:
• The development proposal orientates the principal façade and main entrance of the building to the street.
• The development proposal uses architectural elements such as building massing, varied setbacks as well as
General Urban Area
Central Area
Major Open Space
Traditional Mainstreet
16DESIGN BRIEF122 Daly AvenuePOLICY + REGULATORY FRAMEWORK
existing features such as the balcony to accentuate the main building entrance.
• The development proposal connects the entrance to the sidewalk with several well-defined pedestrian walkways.
• The proposed building provides occupants with quality amenity space in the rear yard, and a private balcony on the fourth floor.
3. It creates places that are safe, accessible and are easy to get to and move through:
• The proposed building has been designed to be universally accessible.
• The proposed building has been designed with significant glazing into the living areas of units that will maximize overlook into the surrounding public spaces supporting the notion of ‘eyes on the street’. Lighting for the proposed building will be strategically located and oriented to ensure safety for building residents at all points of ingress and egress.
4. It respects the character of existing areas:
• The development proposal creates a sense of human scale through architectural massing and extensive detailing on the main level of the building to provide greater visual interest in the pedestrian realm. This is achieved through the use of a variety of material finishes including brick, concrete and glazed doors at the front entrances.
• At four (4) storeys in height it provides an excellent transition from the residential building along the eastern portion of the site (4.5 storeys) to the neighbouring two (2) storey residential dwelling.
5. It defines quality public and private spaces:• The development proposal includes a number of
environmentally sustainable initiatives such as environmentally friendly building materials, and building processes.
• The development proposal preserves native tree and plant species that will be complimented with the planting of new
trees in the rear yards.• The development proposal will establish landscape
features that are consistent with surrounding micro-climate and native species.
As depicted earlier in this report, surrounding buildings typically range between two (2) to four (4) storeys in height, with a variety of uses, sizes and architectural styles including mainly traditional design. Materials such as siding, brick and corrugated steel are used on surrounding buildings.
The portion of Daly Avenue on which the subject site is located is a two-way, two-lane street with a sidewalk on both the north and south side. The lot fabric is varied; on the south side of Daly, there are quite a few residential dwellings located on narrow lots, while on the north side of Daly, lots are generally larger in size and occupied by hotels, churches as well as residential buildings. Street trees line the north and south side of Daly and are typically located between the sidewalk and the street. Generally, parking is located in the rear and side yards, and underground for other buildings on the street.
122 Daly Avenue March 8th 2016NORTH ELEVATION - TRANSITION
122
MAXIMUM BUILDING HEIGHT AT REAROF PROPERTY = 13.3M
PR
OP
ER
TY
LIN
E
PR
OP
ER
TY
LIN
E
TRANSITION ALONG DALY AVENUE
122 DALY AVENUEPROPOSED 4 STOREY
RESIDENTIAL ADDITION
114 DALY AVENUE3 STOREY BRICK
460 KING EDWARD AVENUE4 1/2 STOREY BRICK
MULTI-UNIT RESIDENTIAL
122 DALY AVENUEEXISTING 2 STOREY BUILDING
122 Daly Avenue March 17th 2016EAST ELEVATION - TRANSITION
122 DALY AVENUESIDEWALK
SIDEWALK
PR
OP
ER
TY
LIN
E
PR
OP
ER
TY
LIN
E
PEDESTRIAN SIGHT LINE FROM NORTH
SIDE OF DALY AVENUE
PED
ESTR
IAN
SIG
HT LIN
E F
RO
M S
OU
TH
SID
E O
F DALY
AVENUE
Figure 20: Transition Diagrams
17DESIGN BRIEF122 Daly AvenuePOLICY + REGULATORY FRAMEWORK
The proposed residential building will transition from a four (4) storey addition to the existing two (2) storey heritage building which will be restored as part of this development application. The facades of the proposed addition will be articulated with significant glazing, and a variety of materials. The proposed building has been designed with substantial glazing into the residential units that will maximize overlook into the surrounding public spaces supporting the notion of ‘eyes on the street’. The front yard setback along Daly Avenue is consistent with the adjacent properties which will define the street edge. Lighting for the proposed building will be strategically located and oriented to ensure safety for pedestrians at all points of ingress and egress. The proposed development respects the street’s character, and seeks to establish a strong standard for new development with high-quality design, and enhanced landscaping.
There are two (2) main entrances as well as an exit stair link proposed along Daly Avenue that are accessible by foot. While the entrance located on the eastern portion of the building façade provides an entrance for units located in the proposed addition, the entrance located on the eastern portion of the façade provides an entrance for the remaining units on the existing two (2) storey residential dwelling. The front entrances are articulated by a variety of architectural features including glass doors, a stairway, and columns for visual interest. The entrances are in keeping with the surrounding character of the neighbourhood and will animate the Daly Avenue streetscape. The proposal balances the planned function of the area with sensitive and appropriately scaled building design that responds to the existing built context.
The proposal builds upon desirable established patterns and built form and contributes to the variety of housing options available in the neighbourhood. Furthermore, as the
development is in close proximity to several neighbourhood services and has direct access to transit and cycling routes, rendering it an ideal location for infill and intensification. The proposed development is therefore consistent with the policies in the Official Plan.
COMPATIBILITY
To arrive at a compatibility of scale and use requires a careful design response that appropriately addresses impact generated by infill or intensification. Policy 2 of Section 4.11 establishes criteria to evaluate the compatibility of development applications. The proposed development meets the compatibility criteria as follows:
Parking Requirements:
Six (6) bicycle parking spaces are provided on-site in the absense of vehicular parking.
Noise and Air Quality:
No significant impacts related to noise or air quality are expected as a result of the proposed development.
Lighting: Lighting will be designed and installed to provide a safe and secure environment while meeting the City’s requirements and ensuring no significant impacts on adjacent properties.
Sunlight: The proposed development is not anticipated to have significant shadow impact on surrounding properties, as the building height being proposed is in keeping with the permitted heights established in the Zoning By-Law and surrounding context.
Outdoor Amenity Areas:
A communal amenity space is proposed in the rear yard of the proposed development. Deciduous trees, shrubs, seating areas and a shade structure will be introduced resulting in a valuable amenity space. There are also five (5) balconies proposed.
Loading and Service Areas, Outdoor Storage: Lighting:
All service areas for the proposed building have been located in an enclosed and screened space and will not impact on the surrounding properties.
Lighting will be designed and installed to provide a safe and secure environment while meeting the City’s requirements and ensuring no significant impacts on adjacent properties.
Microclimate: No significant microclimate impacts are anticipated as a result of the proposed development
Supporting Neighbourhood Services:
The proposed development is located in close proximity to several neighbourhood amenities including markets, parks, offices and the University of Ottawa Campus. Bicycle lanes to the east, south and west provide some cycling options for access into different parts of the neighbouring communities and the City’s Central Business District. Several bus stops are in close proximity to the site and provide easy access on the City’s Transitway.
18DESIGN BRIEF122 Daly AvenuePOLICY + REGULATORY FRAMEWORK
122 Daly Avenue March 8th 2016STREETSCAPE
DALY AVENUE SOUTH STREETSCAPEA
DALY AVENUE NORTH STREETSCAPEB
460 KING EDWARD4 1/2 STOREY BRICK
MULTI-UNIT RESIDENTIAL
122 DALYPROPOSED 4 STOREY
RESIDENTIAL ADDITION**TREES NOT SHOWN FOR
CLARITY, TREES TO REMAIN**
114 DALY3 STOREY
BRICKRESIDENTIAL
112 DALY3 STOREY
BRICKRESIDENTIAL
110 - 106 DALY2 1/2 STOREY BRICK
RESIDENTIAL WITH INNAND BED ANDBREAKFAST
104 DALY3 STOREY STONE AND
STUCCORESIDENTIAL
473 CUMBERLANDSTONE
CHURCH
89 CUMBERLAND3 STOREY STONE
HOTEL
113 DALY3 STOREY BRICK
MULTI-UNITRESIDENTIAL
119 DALY3 STOREY BRICK
RESIDENTIAL
121 DALY3 STOREY BRICK
RESIDENTIAL
454 KING EDWARDSTONE
CHURCH
97 DALY3 STOREY BRICK
MULTI-UNITRESIDENTIAL
KINGEDWARDAVENUE
CUMBERLANDSTREET
CUMBERLANDSTREET
KINGEDWARDAVENUE
Figure 21: Daly Avenue Streetscape
19DESIGN BRIEF122 Daly AvenuePOLICY + REGULATORY FRAMEWORK
SANDY HILL WEST SECONDARY PLANThe Sandy Hill West Secondary Plan is a guide to the long term design and development of a portion of the area known as Sandy Hill, and provides direction on land use, built form, design, parking, and circulation.
The Sandy Hill West Secondary Plan strives to ensure that the Sandy Hill West area will remain an attractive, heritage residential, and predominantly low profile neighbourhoood which easily integrates with the Central Area east of the Canal and the adjacent Sandy Hill neighbourhood. The Plan stipulates that new development within this area must remain sensitive to the heritage qualities of the surrounding neighbourhood and enhance the residential livability of Sandy Hill West.
The Sandy Hill West Secondary Plan provides direction on permitted land uses with an emphasis on transitions into adjacent areas, heritage landmarks, the pedestrian realm, and recreational spaces. The Plan limits the extent of commercial uses in Sandy Hill West in order to maximize the area’s residential function and character. All development shall respect the low profile heritage character to enhance the sense of human scale and provide an appropriate transition to individual heritage buildings.
The land use, built form and design of the proposed development are in conformity with the overarching intent of the Sandy Hill West Secondary Plan policies.
The Secondary Plan supports infill projects that are sensitive to the surrounding uses and heritage elements of the area. The proposed development, as noted above, has been designed to enhance and complement the existing heritage building and its low-rise nature. The proposed development will improve the pedestrian realm by removing parking and the associated driveway while enhancing a well-defined street wall that creates a visually continuous streetscape along Daly Avenue.
Figure 22: Extract from Sandy Hill West Secondary PlanSITE
SITE
20DESIGN BRIEF122 Daly AvenuePOLICY + REGULATORY FRAMEWORK
URBAN DESIGN GUIDELINES FOR LOW-RISE INFILL DEVELOPMENTThe City of Ottawa’s Urban Design Guidelines for Low-Rise Infill Housing are meant to guide the review of development applications to ensure appropriate and compatible infill housing developments. The objectives of the design guidelines are to:
• Enhance streetscapes• Support and extend established landscaping• Be a more compact urban form to consume less land and
natural resources • Achieve a good fit into an existing neighbourhood,
respecting its character, and its architectural and landscape heritage
• Provide new housing designs that offer variety, quality and a sense of identity
• Emphasize front doors and windows rather than garages• Include more soft landscaping and less asphalt in front
yards• Create at grade living spaces that promote interaction with
the street• Incorporate environmental innovation and sustainability
The design guidelines are organized into 6 main categories. The proposed development responds well to the following guidelines.
Streetscapes:2.2 Reflect the desirable aspects of the established
streetscape character. If the streetscape character and pattern is less desirable, with asphalt parking lots and few trees lining the street, build infill which contributes to a more desirable pedestrian character and landscape pattern.
2.3 Expand the network of public sidewalks, pathways and crosswalks, to enhance pedestrian safety.
2.6 Design accessible walkways, from private entrances to public sidewalks.
2.7 Ensure that new streets, if private, look, feel, function and provide similar amenities as do public streets, including sidewalks and street trees.
Landscape:3.1 Landscape the front yard and right-of-way to blend with
the landscape pattern and materials of the surrounding homes. Where surrounding yards are predominantly soft surface, reflect this character.
Building Design (Built Form):4.1.2 Locate and build in a manner that reflects the existing or
desirable planned neighbourhood pattern of development in terms of building height, elevation and the location of primary entrances, the elevation of the first floor, yard encroachments such as porches and stair projections, as well as front, rear, and side yard setbacks.
4.1.4 Orient buildings so that their amenity spaces do not require sound attenuation walls and that noise impacts are minimized. Design amenity areas such as second floor balconies and roof top decks to respect the privacy of the surrounding homes.
4.1.5 In cases where there is a uniform setback along a street, match this setback in order to fit into the neighbourhood pattern and create a continuous, legible edge to the public street. In cases where there is no uniform setback, locate the infill building at roughly the same distance from the property line as the buildings along the abutting lots.
4.1.8 Determine appropriate side and rear separation distances between existing homes and new infill homes/ infill housing blocks to ensure appropriate light, view, and privacy. Consider how building height, site orientation and the location of windows affect views, sunlight and privacy.
4.1.9 Maintain rear yard amenity space that is generally consistent with the pattern of the neighbouring homes. Do not break an existing neighbourhood pattern of green rear yards by reducing required rear yard setbacks.
4.2.3 Where the new development is higher than existing buildings, create a transition in building heights through the harmonization and manipulation of mass. Add architectural features such as porches and bays, and use materials, colours and textures, to visually reduce the height and mass of the new building.
4.3.4 Ensure that when one or more units are constructed on adjacent properties, they are compatible with each other and with the existing fabric on street.
4.3.5 Locate front doors at an elevation that reflects the dominant and desirable pattern of door heights in the neighbourhood. A first floor elevation that is the average of that of the surrounding homes, allows for better compatibility with the neighbourhood pattern of doors, entries, porches and landscape.
Parking and Garages:5.1 Limit the area occupied by driveways and parking spaces
to allow for greater amounts of soft landscape in the front and rear yard. Reduce the width and length of driveways and parking spots, and use permeable pavers to minimize the visual and environmental impacts of hard surface areas.
5.6 Where access to a garage is at the front, design infill so that the proportional relationship between the width of the garage and the width of the lot is similar to the pattern of the neighbourhood. For example, if garages occupy 25% of the lot frontage of existing homes, reflect this characteristic in the proposed infill home.
5.11 In order to increase the amount of surface water infiltration, in particular on narrow lots where paved areas occupy a large percentage of the yard, use permeable paving for hard surface areas.
Service Elements:7.1 Integrate and screen service elements (such as loading
areas, garbage and recycling storage, utility meters, transformers, heating, ventilation and air conditioning equipment) into the design of the building so that they are not visible from the street and/or adjacent public spaces. Conceal these elements using a variety of methods such as containment, hard and soft landscaping, and decorative screening, without unduly limiting access, safe operations and maintenance.
7.3 Ensure screening does not interfere with the safe movement of pedestrians and vehicles.
7.5 Respect safety clearances and setbacks from overhead and underground services and utilities.
21DESIGN BRIEF122 Daly AvenuePOLICY + REGULATORY FRAMEWORK
CITY OF OTTAWA ZONING BY-LAW (2008-250)The site is zoned Residential Fourth Density, Subzone T, Schedule 70 (R4T, S70) in the City of Ottawa Zoning By-law (2008-250). The R4T zone permits a number of residential uses including low-rise apartment building. The proposed development will require a number of minor variances which will be adressed through the Committee of Adjustment coinciding with the Site Plan Control process. A compliance chart is included below to outline areas of non-compliance with the City of Ottawa Zoning By-law (2008-250), the City of Ottawa Conversion By-law (2014-189), and the City of Ottawa Infill 2 By-law (2015-228). As Infill 2 is presently under appeal, the proposal has only been evaluated relative to Council’s approval of the document.
Zoning Provisions Required Proposed Compliance ü/x
Min. Lot Width (m) 15 m 20.37 m üMin. Lot Area (sq. m)
450 sq. m 616.95 sq. m ü
Max. Building Height (m)
14.5 (By-law 2014-289) whereas Schedule 70 states:
8.99 m x
Front portion of the property is limited to the existing height of the existing building – 6.59 m
Rear portion of the property is limited to 13.3 m
11.738 m ü
Min. Front Yard Setback (m)
3 m 3.57 m (addition) ü
Min. Rear Yard Setback (m)
Varies (3) – Equal to 25% of the lot depth but need not exceed 7.5 m
6.734 m (existing)
8.350 m(addition)
x
ü
Min. Interior Side Yard Setback (m)
Varies (3) - For any part of a building located within the first 21 m of the front property line:
0 m (existing)
1.47 m (addition)
x
Where the building wall is equal to or less than 11 m in height: 1.5 m
Where the building wall is greater than 11 m in height: 2.5 m
In all other circumstances the minimum required interior side yard setback is 6 m.
Section 161 (8) – Landscape Area
30% of the lot must be provided as landscape area – 185.6 sq.m
318.5 sq.m ü
Section 101 – Minimum Parking Space Rates
East of the Canal – 0.25 spaces per dwelling unit – 3 spaces however,
0 spaces ü
Section 139 excludes any parking for low rise, dwelling for dwelling units 12 and under.
Section 101 – Visitor Parking Space Rates
For the first 12 dwelling units - 0 spaces
0 spaces ü
For the next 300 dwelling units – East of the Canal – 0.1 spaces per dwelling unit
Section 111 – Bicycle Parking Rates
0.5 spaces per dwelling unit – 4 spaces
6 spaces ü
Section 137 - Amenity Area
Total Amenity Area (sq. m) – 48 sq. m
137.8 sq.m (Rear Yard)
ü
45.7 sq. m (Courtyard)
42.76 sq. m (Front Yard)
226.26 sq. m (Total)
Communal Amenity Area (sq. m) – a min. of 50% of the total required amenity - 24 sq. m
226.26 sq. m ü
Infill II – Amenity Requirement (sq. m)
Apartment Dwelling, Low-Rise in zones R1-R4 where parking is not required in Area A, Schedule 342
226.26 sq. m ü
A min. of 15 sq. m of amenity area at grade per dwelling unit for any lot with three or more dwelling units up to and including eight dwelling units - 120 sq. m
22DESIGN BRIEF122 Daly AvenuePOLICY + REGULATORY FRAMEWORK
Infill II - Rear Yard Setback (m)
For any interior lot with a depth between 30 - 45 metres:
a distance equal to the height of the building above existing average grade (11.738 m), or
a distance equal to the lot depth minus 22.5 metres (7.69 m).
6.734 m (existing)
8.350 m(addition)
x
Infill II - Building Height (m)
8.5 m 11.738 m x
Infill II - Interior Side Yard Setback(m)
The minimum required total interior side yard setback is 1.8 metres, with one minimum yard, no less than 0.6 metres in Area A on Schedule 342, the other yard must be a minimum of 1.2 metres
0 m (existing)
1.47 m (addition
x
Conversion By-law Amenity Area Requirement
Low-rise Apartment dwelling unit in any zone
229.4 sq. m (Total)
ü
15 sq. m. per unit for the first 8 units; - 120 sq. m
Section 139 (16) (c) Pedestrian Walkways
Walkway located in a front yard is permitted only if:
Varies from 1 m to 1.5 m
x
Does not exceed 1.25 m in depth and width
Section 139 (3)(a) Average of existing setbacks
Setbacks of abutting lots fronting a street must align with each other by way of an average for all three properties – 2.52 m
3.57 m (addition) x
Section 60 Heritage Overlay
(3) (a) Height of the addition must not exceed the height of the existing building.
11.738 m x
(3) (b) The addition is located entirely in the rear yard.
Located in the rear and interior
side yard.
x
23DESIGN BRIEF122 Daly Avenue
5. CONCLUSION
The proposed development responds to the design policies in the Official Plan, Sandy Hill West Secondary Plan, and the Urban Design Guidelines for Low-Rise Infill Housing and is anticipated to respond to the majority of the applicable performance standards within the Zoning By-law. The proposed development is consistent with the character of the surrounding neighbourhood and enhances the existing heritage building at 122 Daly Avenue. It adds a new, animated and sensitively designed residential use to the site, and will enhance the public realm along Daly Avenue.
Sincerely,
Nader Alkadri, MCIP RPPPlannerFOTENN Consultants Inc.
Brian Casagrande, MCIP RPPDirector, Planning + DevelopmentFOTENN Consultants Inc.