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Prepared For:
Starwood Group Inc.
2525 St. Laurent Blvd.,
Suite 204
Ottawa, Ontario
K1H 8P5 Canada
Prepared By:
Roderick Lahey Architect Inc.
56 Beech Street
Ottawa,Ontario
K1S 3J6
December 2014
SITE PLAN CONTROL APPLICATION
DESIGN BRIEF
190-192 FORWARD AVENUE
Starwood Group Inc. 190-192 Forward Avenue January 2015
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Prepared For:
TABLE OF CONTENTS
1. INTRODUCTION................................................................................2
1.1 Site Location…………………………………………...……………......3
1.2 Overview of Proposed Site Plan………………….…..……….…….4-6
2. CONTEXT............................................................................................7
2.1 Site Context…………………………………………….……….…..…...7
2.2 Surrounding Community Services and Facilities…….…………….7-8
3. POLICY AND REGULATORY FRAMEWORK….…………....….……9
3.1 City of Ottawa Zoning Bylaw…………………………..…..…....….9-10
3.2 Provincial Policy Statement and City of Ottawa Official Plan…..11-13
4. SUMMARY OF TECHNICAL DUTIES…………….…….……..…..…13
4.1 Site Services Study……….……………………..…………….…...13-14
4.2 Noise Impact Assessment…………………………………………14-15
4.3 Geotechnical Report………………………………...….….….……….15
4.4 Phase I ESA…………………….…………………….….……………..16
5. CONCLUSIONS……………………………….……..………….….…..17
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DESIGN BRIEF
190-192 FORWARD AVENUE
1.0 INTRODUCTION
This document assesses and confirms the appropriateness of the Site Plan
Control application proposed in the context of the existing policy and regulatory
framework, the surrounding community, and the findings of the required technical
studies that accompany the application.
The Site Plan Control Application will allow for the construction of one 3½ storey
stacked townhome building with 8 residential units and 5 surface parking spaces.
190-192 Forward Avenue
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1.1 SITE LOCATION & DESCRIPTION
The lands known municipally as 190-192 Forward Avenue have 50.16 feet of frontage on Forward Avenue. The subject site is described as Lot 15 West Forward Avenue Registered Plan 35 City of Ottawa. The property sits amidst a variety of land uses and is located in Ward 15.The site topography is flat, there is no landscaping and currently the site exists as a gravel lot and not in use.
Site Location Map
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1.2 OVERVIEW OF PROPOSED SITE PLAN
The proposed concept plan for the site can be described as a 3½ storey wood
frame residential building that will encompass 8 stacked townhomes with 5
surface parking spaces accessible from a rear lane that is accessed from
Lyndale Avenue. The site is zoned as a residential R4S zone and the proposed
building is 11 meters high. A small network of walkways surrounds the block to
provide pedestrian connectivity throughout the site as well as providing access to
the community mailboxes located on Forward Avenue.
Building materials have been selected to compliment the scale and finish of
neighboring buildings and will comprise of brick, Hardie board, prefinished
aluminum panels and simulated wood panels. The newly introduced landscaping
will help define public and private outdoor space and is sensitive to the existing
land patterns along Forward Avenue. The architectural built form will mesh
flawlessly with the adjacent townhomes and is very similar in scale to the
stacked dwelling development directly across the site.
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A Hydro pole is located on the same side as the site at the North East side of the
property but the lines do not run in front of the property. We have had the pole
and lines surveyed and they do not pose any design restrictions.
The balcony structures have been designed the create a strong feature element
that is in line with the upper most floor level of the adjacent townhouses and
together with our third floor windows will mimic the rhythm of the townhouse
fenestration pattern and elevated cathedral windows featured in their facade.
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For convenience we have designed the main entry points to the sides of the
building to allow for easy access to both the parking spaces off the rear lane and
to Forward Avenue.
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2.0 CONTEXT
2.1 SITE CONTEXT
The general area surrounding the site is characterized by a mix of low to high
density residential land uses and mixed-use centers.
2.2 SURROUNDING COMMUNITY SERVICES & FACILITIES
The site is conveniently located in close proximity to community facilities and
many commercial services. The property is located near to Laroche park and is
within walking distance to a multitude of restaurants, convenience stores, and an
8 minute walk to the Parkdale market.
Photo of Laroche Park
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The property is services by mainline OC Transpo Bus Routes number 159 and
16 and is a 6 minute walk from the Tunney’s Pasture Transit Station.
Furthermore the subject site is located a few minutes away from both the Sir
John A. Macdonald Parkway downtown connection and the Ottawa River
pathway which are both easily accessible and provide a direct connection to the
downtown core within minutes.
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3.0 POLICY & REGULATORY FRAMEWORK
3.1 CITY OF OTTAWA ZONING BY-LAW
As per the city of Ottawa comprehensive zoning by-law the site is zoned R4S
Residential.
R4 - Residential Fourth Density Zone (Sec. 161-162)
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Purpose of the Zone
The purpose of the R4 - Residential Fourth Density Zone is to:
(1) allow a wide mix of residential building forms ranging from detached to low
rise apartment dwellings, in some cases limited to four units, and in no case
more than four storeys, in areas designated as General Urban Area in the
Official Plan;
(2) allow a number of other residential uses to provide additional housing
choices within the fourth density residential areas;
(3) permit ancillary uses to the principal residential use to allow residents to
work at home;
(4) regulate development in a manner is compatible with existing land use
patterns so that the mixed building form, residential character of a
neighborhood is maintained or enhanced: and
(5) permit different development standards, identified in the Z subzone,
primarily for areas designated as Developing Communities, which promote
efficient land use and compact form while showcasing newer design
approaches.
Our proposed design respects all of the height and setback requirements set out
in the R4S subzone provisions but a couple of issues were raised during a pre-
consultation meeting with city staff in regards to access and design of the
parking lot located in the rear yard off the lane.
Our original concept design had 6 parking spaces but 2 of the parking spaces
did not comply with the zoning bylaw and would have required a minor variance
to allow for smaller parking spaces. We subsequently reduced our parking count
to 5 spaces and now meet the requirements set out in Section 106.
Also it was mentioned that we may need to introduce a landscape buffer
surrounding the parking lot but after further reviewing Section 110 ‘Landscaping
Provisions for Parking Lots’ it was determined that a landscape buffer would only
have been required if for our parking lot if it were abutting the street. Table 110
indicates that parking lots containing 10 or fewer spaces ‘not’ abutting a street
are not required to have landscape buffer strips.
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3.2 PROVINCIAL POLICY STATEMENT & CITY OF OTTAWA
OFFICIAL PLAN
In order to fulfill the City of Ottawa’s strategic objectives the development proposal is in general conformance with the guidelines and restrictions as set out in the following: • The City of Ottawa’s Official Plan • The Scott Street Design and Secondary Plan (OPA#131) • City of Ottawa Zoning By-Law • City of Ottawa’s Design and Planning Guidelines. • The Provincial Policy Statement (PPS) In addition to the general guidelines and restrictions, the site also falls within the following categories: • The property is in a Design Priority Area (DPA), • It is located within 600m of the Tunney’s Pasture Transit Station • It is within the Scott Street CDP- designated ‘Low Rise Residential’ • It is located within 600m of the Tunney’s Pasture Transit Station • Parking rates are as per Area B shown on Schedule 1 ‘Boundaries of the central, inner urban, suburban and rural areas’. The development proposal follows the provisions in the Provincial Policy Statement which promotes land use patterns based on intensification and redevelopment where it can be accommodated and where it takes into consideration existing buildings and infrastructure. The PPS guides planning in Ontario and establishes the framework for the City of Ottawa’s Official plan. Section 2.5.1 of the Official Plan (Urban Design and Compatibility) supports building liveable communities by outlining design objectives and principles in an effort to build appropriate housing at a price people can afford. The scope of the design objectives is as follows: • To enhance the sense of community by creating and maintaining places with their own distinct identity. • To define quality public and private spaces through development.
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• To create places that are safe, accessible and are easy to get to and move through. • To ensure that new development respects the character of existing areas. • To consider adaptability and diversity • To maximize energy-efficiency and promote sustainable design.
We have endeavored to respect both the policies set out in Section 4.11 of the
Official Plan (Urban Design and Compatibility) respecting the current land use
designation while also valuing the provisions in the Scott Street Community
Design Plan. After having carefully considered all of the regulatory framework
against our proposed development, it is our opinion that our proposed design is
appropriate as follows:
We have met the overall design intent set out in both the provincial and
municipal policies by creating an innovative multi-unit compact built form that will
create new residential units to help meet the demand for new cost effective
dwellings in a central location. The concept provides intensification on an under-
utilized parcel of land and is located in proximity to a number of existing public
and community services, facilities and public transit.
The Official plan presently classifies our site as being part of the mixed-use
center bordering the neighborhood. OPA#131 (Scott Street CDP) is an
amendment to volume 2A of the OP to introduce a secondary plan to implement
the policies of the Scott Street CDP that will change our current land designation
from Mixed-use to General Urban. Furthermore within the Scott Street CDP our
site will be designated ‘low-rise residential’ to properly reflect the site setting.
Therefore while OPA #150 requires residential buildings within our current
designation to be a minimum of 4 storeys we feel that the smaller scale of our
proposed 3½ storey building is in keeping with both Section 2.5.1.(4) of the
Official Plan and meets the intent of the neighborhood design plan. The building
will also transition nicely from the larger scale buildings along Parkdale Avenue
into the existing low rise residential community.
The criteria set out in Section 4.11.provides a means to evaluate the merit of infill developments and relevant subsections include context, compatibility, building design, massing and scale.
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The proposed site design addresses these key elements through initiatives such as the following:
Special attention has been given to design all building faces in a manner that
contributes to the quality of the streetscapes along Forward Avenue as well
as the rear lane.
Similar levels of quality and detail will be used on all sides of building.
We have opted to located surface parking spaces away from the street in rear
yard off the lane in an effort to separate and screen them from pedestrians.
We have also located our service/refuse area away from the public street at
rear of our site and we will have private waste collection.
Following our pre-consultation with city staff the network of internal walkways
will now connect to the city sidewalks to encourage accessibility, provide safe
pedestrian connections throughout the site and will allow for a generous
landscape buffer along Forward Avenue to better meet the design objectives.
A variety of residential unit layouts as well as innovative architectural detailing
will achieve a good fit into an existing neighborhood, respecting its character
and diverse architectural styles.
The stacked townhomes have been design with interesting façade treatments
using a mixture of brick and composite wood panels and combined with the
first level arrangement of large windows, balcony elements, newly introduced
landscaping and winding pathways leading to the side entrances will help
animate the streetscape and echo the existing street patterns.
A more compact family residential option will offer the community a new
energy efficient and cost-effective option to larger single family homes or
small high end condominium flats.
4. SUMMARY OF TECHNICAL DUTIES
4.1 SITE SERVICING AND STORM WATER REPORT
This study examined the ability of the existing municipal infrastructure to
accommodate the additional water demands and sewage flows generated from
the site, resulting from the re-development of the proposed site at 190 and 192
Forward Avenue.
The findings of the study are as follows:
The proposed 8-units have an estimated peak sewage flow of 0.37 L/sec,
based on a total residential population of 22 persons at 2.7 persons per
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unit. This represents a 0.12 L/sec increase over pre-development
conditions when the lots were occupied by two single family homes. Two
135mm diameter sanitary sewer laterals will connect to the 250mm
sanitary sewer on Forward Avenue.
The peak domestic water demand was estimated at 0.40 L/sec, whereas
the fire flow requirements of 175 L/min were estimated based on the Fire
Underwriter Survey.
The minimum pressure on the top floor of the building under peak hour
conditions was estimated at 62 psi, meeting minimum system pressures
of 40 psi. Under fire flow conditions the existing fire hydrants on Forward
Avenue have adequate capacity to supply flow and pressure.
The building will be serviced by a single 50mm water service.
Peak storm water flows will be controlled to the 5-year level of service of
6.6 L/sec, based on an allowable runoff coefficient of 0.50 and a time of
concentration of 10 minutes.
Control of stormwater runoff will be achieved using plug type inlet control
devices installed in the downstream outlet of one manhole and one
catchbasin, limiting flow to the allowable rate..
Onsite storage of storm water is provided for up to the 100–year storm
event within the storm sewers, catchbasins, and manholes and on the
ground surface. The total 100-year storage requirement was calculated
at 9.7 cubic meters, with 12.0 cubic metres being provided.
The storm sewer system onsite will consist of 200 mm storm sewers,
1200 mm diameter manholes, catchbasins and 100mm storm laterals
from the building foundation drains.
Erosion and sediment control will be used during construction, with
protective fencing utilized for public protection.
4.2 Noise Impact Assessment
A noise study was completed as the site is located within 150 meters from an
arterial roadway (Parkdale Avenue) and within 250 metres of a bus rapid
transitway (OC TRANSPO) and the future Confederation Light Rail transit.
The findings of the report are as follows:
Noise levels were estimated at all building façades based on noise
emanating from Parkdale Avenue and either the bus rapid transitway
(until 2018) or the Confederation light rail transit line operating after 2018.
As there are no outdoor amenity space, noise levels were predicted at
the building facade in order to determine warning clause and building
component requirements.
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Using future LRT traffic data, noise levels at only the west façade exceed
Ministry of the Environment (MOE) and City of Ottawa requirements of 55
dBA.
Daytime noise levels on the south and west façades based on the bus
rapid transitway slightly exceed Ministry of the Environment (MOE) and
City of Ottawa requirements of 55 dBA, therefore a Warning Clause shall
be included on the Notice of Title. Warning clauses requirements will
consist of a provision for central air conditioning for units with windows
facing south towards the bus rapid transitway or west towards Parkdale
Avenue.
4.3 GEOTECHNICAL INVESTIGATION
The geotechnical investigation comprised the excavation of eleven (11) test pits
throughout the site to refusal on the bedrock surface which was contacted at
depths of 0.25 metres to 1.04 metres with the exception at one location where
the bedrock was contacted at 1.55 metres. The overburden material comprised
of topsoil and organic soils, rock slab (cap rock) which is not suitable material for
backfilling or for founding material. Significant geotechnical findings are as
follow:
• Bedrock is shallow throughout the site as indicated above.
• If excavation for construction of footing and services will extend
below bedrock surface, some rock removal will be required.
• Line drilling and blasting will be required for removal of massive
amount of rock. Hoe-ramming may be used but is expected to
be very slow and costly.
• Seismic Class is C – can be increased to B or A if shear-wave
velocity measurement testing (MASW) is performed at the site.
• No water infiltration was noted in any of the test pits.
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4.4 PHASE I ESA
A Phase I ESA is a systematic qualitative process to assess the environmental
condition of a site based on its historical and current uses.
This Phase I ESA was conducted in accordance with the Phase I ESA standard
as defined by Ontario Regulation 153/04, as amended by Ontario Regulation
511/09 (O.Reg. 153/04), and in accordance with generally accepted professional
practices. Subject to this standard of care, exp makes no express or implied
warranties regarding its services and no third party beneficiaries are intended.
The site is located on the west side of Forward Avenue, at 190 192 Forward
Avenue in Ottawa. The legal description of the site is Lot 15, West Forward
Avenue, Registered Plan 35, City of Ottawa. The site PIN is 04096-0052/04096-
0053 and is zoned R4S; residential. The site measures approximately 0.046
hectares (0.11 acres). At the time of the investigation, the site was a vacant
gravel lot. Historically the site was occupied by two residential buildings that
were demolished in 2010.
The surrounding areas are residential and commercial. Based on topography
groundwater is expected to flow in a northerly direction towards the Ottawa River
located 500 m north of the site.Exp conducted a geotechnical investigation at the
site in November 2014. A total of eleven (11) test pits were advanced across the
site. The site was found to underlain with fill materials to depths of typically less
than 1 m, below which is limestone bedrock. The fill materials are described as
a silty sand with rock fragments, bricks pieces, and debris. No significant vapour
concentrations were measured, and no visual or olfactory indications of
contamination were observed in any of the test pits.
The Phase I ESA completed at 190-192 Forward Avenue did not identify any
areas of potential environmental concern and no further work was
recommended.
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5.0 CONCLUSIONS
Based on the information obtained through our studies and as outlined in this
document, it is concluded that the proposed Site Plan is considered appropriate
development.
The development of stacked townhouses on the site will increase the
number and type of housing units available within this neighborhood and
encourage a diverse housing mix.
The subject site is within walking distance to commercial services, parks
and public amenities.
The proposed site plan is consistent with the objectives in the Provincial
Policy Statement, the Official Plan and the Secondary Scott Street
Design Plan which encourages intensification at the edge of established
neighborhoods and in proximity to transit routes and stations.
Landscaping will transform the existing predominantly asphalt
environment and creating a new engaging frontage along Forward
Avenue.
Overall, this development proposal represents good land planning and it is
recommended that Staff support the Site Plan as proposed in this report.
Sincerely,
Louise Langlois Associate at Roderick Lahey Architect Inc. 56 Beech Street Ottawa, Ontario, K1S 3J6 613-724-9932 Ext: 231
llanglois@rodericklahey.ca
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