CITY OF OTTAWA URBAN DESIGN REVIEW PANEL

Place Vanier Project, 250 Montreal Road, Ottawa

CITY OF OTTAWA URBAN DESIGN REVIEW PANEL

March 16, 2012

Martineau Architecture Inc.

+

CITY OF OTTAWA URBAN DESIGN REVIEW PANEL Place Vanier Project, 250 Montreal Road, Ottawa March 16, 2012


+

SECTION PAGE

1. Pre-Application Consultation Summary and Response 1

A concise summary and response to the applicable City urban design guidelines and policies, and to the urban design issues identified at the pre-application consultation with Panel.

2. Site Specific Urban Design Objectives 3 A set of site-specific urban design objectives, derived from the pre-application consultation with the Panel.

3. Contextual Analysis 4

A contextual analysis that discusses/illustrates abutting properties, key destinations and linkages within a 100 m radius (a larger radius may be requested for larger/more complex projects), such as transit stations; transportation networks for cars, cyclists, and pedestrians; focal points/nodes; gateways; parks/open spaces; topography; views towards the site; the urban pattern (streets, blocks); future and current proposals, public art, heritage resources, etc.

4. Models & Illustrations - Project Massing and Ground Relationships 7

Models and/or illustrations that show the project massing and figure ground relationships in its urban context.

5. Detailed Perspective Drawings & Computer Models - Streetscape 15

Detailed perspective drawings or computer models (placing particular emphasis on the first few storeys and how the project responds to and relates to its urban context). Perspective drawings should be set within the existing streetscape, indicating fit within development on both sides of the street. The intent is to show the Panel how the proposed development’s design and scale relate to existing context; as well, massing illustrations provide the Panel with an understanding of the overarching approach to the design of the site.

6. Site Plan 20

7. Landscape Plan 21

8. Building Elevations 22

Detailing proposed materials and colours

9. Servicing Plan 24

A plan showing existing and proposed servicing.

10. Section and Floor Plans 25

11. Sun/shadow studies 30

12. Wind studies 31

13. Sustainability 32

TABLE OF CONTENTS

CITY OF OTTAWA URBAN DESIGN REVIEW PANEL Place Vanier Project, 250 Montreal Road, Ottawa March 16, 2012 1


+

1. PRE-APPLICATION CONSULTATION SUMMARY AND RESPONSE

1.1 GENERAL COMMENTS

1.1.1 The Panel appreciates the way the applicant is approaching the project. It is great that the applicant is considering the relationship the proposal will have to its surroundings and the impact the proposal will have on the block specifically. The presentation was strong and the historical and background information was interesting and helpful.

1.1.2 The mid-rise project is moving in a positive direction. It is a nicely scaled building in this context.

1.1.3 The Panel looks forward to seeing how the applicant will make the commercial element work.

1.1.4 While the inspiration for the design is fascinating (the stack of books), unfortunately the current renderings do not illustrate this inspired design as clearly as they could. More fine grained treatment could be introduced in the elevations to better reflect the notion of stacked books. For example, the applicant could use horizontal lines to reflect pages and C-shaped curved edges to reflect book bindings. In addition, perhaps the setbacks should read as balconies.

Careful attention has been given to developing the elevations further and to creating enhanced imagery to reflect inspiration and articulation.

1.2 STREETSCAPES AND OPEN SPACE

1.2.1 The urban condition in which this development is proposed is unique in that the building faces onto pedestrian environments on all four sides. The applicant is strongly encouraged to connect all of these pedestrian environments in the planning of the site.

Pedestrian paths along the south elevation were incorporated into the design to ensure all four sides of the building are connected.

1.2.2 Explore alternative arrangements of the loading dock. It currently poses an impediment on the back of the development. Integrating the loading dock in a more sensitive way could help create more connectivity between the pedestrian environments around the building. One possibility is to split the service / parking access elements up or to integrate elements, such as shipping and receiving functions into the interior of the building.

The team analyzed thoroughly the possibility of internalizing the service bay and parking access. The conclusion was that it would reduce the leasing areas on the Main floor drastically. In addition it would have a very negative impact on the corner of Montreal Rd and Begin St, due to the service nature of the elements.

1.2.3 Along Montreal Road, the building still reads as a large project that does not yet integrate well with the existing streetscape. The Panel recommends further articulating the street related ground level edges of the building design such that they transition better into the existing neighbourhood and also create more continuity with the scale of the buildings on Montreal Road.

Articulation at street level along Montreal Rd was achieved through scale and playfulness of bay facades. The main entrance of the building on the corner of Montreal Rd and Dupuis St is a double-height volume to define also the entrance to the campus.

Moving East along Montreal Rd, the facade changes in scale to be pedestrian friendly, and to create intimate access to the Cafe and Bank. Signage, contemporary awnings and landscape elements will also contribute to creating a pleasant pedestrian experience.

1.2.4 The pedestrian streetscape along Depuis Street will be critical, especially for effective public use of the building’s outdoor spaces, and needs to be explored further.

View into double-height entrance lobby, the entrance to the restaurant tenant and the landscape elements will invigorate the pedestrian streetscape.

1.2.5 The proposed open space at the back of the project is fantastic; but it is unfortunate that it is hidden from Montreal Road. The applicant could work toward creating a vista to this open space from Montreal Road. One suggestion is to set back the building, especially at ground level, on Depuis Street.

The 3 m setback along Dupuis St. in combination with unified landscape elements will allow pedestrians to connect visually with the South Plaza.

1.2.6 The trees proposed along the Montreal Road edge are welcomed and encouraged. If these can successfully create a strong street edge, there is no need to interrupt the pedestrian sidewalk with planters (which currently appear pushed forward into the sidewalk and would interfere with pedestrian movement).

The planters and benches that were centrally located on the Montreal Rd sidewalk were deleted. A combination of trees and shrub planting along the edge of the road was introduced to allow for generous and uninterrupted pedestrian circulation.

1.2.7 The existing site furnishings (walls and railings) along Montreal Road will be affected and should be either moved or incorporated into the new development for visual continuity of the streetscape. The Panel would like to see more details with regard to the street furniture and street lighting proposed as part of the new development.

Street furniture will be incorporated along Dupuis St and in the South Plaza, including bicycle racks. Existing wrought iron fence will be re-located to the south side of the building to help define the pedestrian circulation. Existing lighting posts along Montral Rd and Dupuis St will be preserved. new light posts will be added to the South Plaza.

A concise summary and response to the applicable City urban design guidelines and policies, and to the urban design issues identified at the pre-application consultation with Panel.

*Illustrations for answers are provided in sections 4,5,7 and 8.



+

1.3 BUILT FORM & PODIUM

1.3.1 The main façades datum line is currently expressed below the line of the projecting podium. This should be revisited so that these two elements do not appear as disparate functions. The applicant is encouraged to explore how these elements can be better integrated and expressed together. The applicant should consider raising the datum line to three storeys rather than two.

The datum line was raised to match the projecting podium. However, its varying height is deliberate as part of the “stack” composition.

1.3.2 Explore developing the podium as a distinct element from the upper, set back part of the building. The podium could be expressed as a firmer base in relation to the context of the street.

The design intent was never to design a podium and tower due to the relative low scale of the building. A 3-storey podium with a 4-storey tower is not an optimal proportion. The strategy was to create a playful massing that would vary its scale to address program, zoning setbacks, the streets and the relationship to adjacent buildings.

1.3.3 As an integral element to the façade of the building, the datum line should extend and wrap around both streets. The end corners of the new building will be particularly prominent along Montreal Road.

Recommendation was implemented.

1.3.4 The Panel encourages the applicant to “future-proof” the building by ensuring that the ground floor height and structural systems are sufficient to allow for adaptability.

Ground floor height is set to 5 m.

1.3.5 Consider public views from Montreal Road to the rear courtyard as the project develops. Perhaps, a setback at the ground floor along the Depuis Street side would help strengthen a visual connection.

See answer 1.2.5.

1.3.6 The east side of the planned development is complex and, with the parking and servicing arrangements, rather deep. As the layout for the project develops, a shorter but deeper building might provide a better grid to work with.

The 9 m grid was adopted for optimal parking levels. Our studies indicated that a building layout comprised of 6 x 3 bays was very functional.

1.3.7 The objective of creating a lot of access to daylight is good for the office building, but it will only reach the first 8 to 9 metres. A narrower or a C shaped building would provide more daylight access within the office.

The 3-bay depth provides optimal daylight when considering the central bay is occupied by the core. The building has continuous vision glass on all facades so the east and west facades will contribute to a homogenous daylight access.

1.3.8 The penthouse appears very high in the rendering and appears to be visible from the street. The Panel would like to see this clarified and refined.

The penthouse height has been reduced by 1 m. In addition, it has been sunken into Level 7 roof structure so that it appears to be even shallower ( 3.5 m). It will not be visible at street level.

1.4 MATERIALITY

1.4.1 Energy sustainability is best achieved through passive means. The applicant is strongly encouraged to reconsider having an all glass building. The Panel has concerns that the glazing is not the most sustainable treatment, as it will be very reflective. The glare off the building from the sun may make the open space and streets less comfortable. The applicant is encouraged to look into glazing options that do not negatively impact the public realm.

Percentage of vision glazing was reduced from 80% to 45%. A highly efficient solar control coating (Solarban 60 XL or similar) will be used in vision glass areas for energy savings and building user’s comfort. This coating has low reflectance which will prevent glare off.

1.4.2 On the topic of brick vs. terracotta veneer, both seem inappropriate for a floating element. Terracotta might be a nicer detail but needs to be better married into the façade detailing. The seemingly random brick veneer segments are odd.

A cementitious rain screen system has replaced the terracotta presented earlier. Proportions and percentages were increased to reducing the floating elements in the composition.

1.4.3 A stronger materiality could create a more defined, 3 storey base layer which could then step-back into the rest of the more transparent building.

See answer 1.3.2.

1.4.4 Consider re-using the existing wrought iron fencing and brick elements at least in part for the new site development.

See answer 1.2.7



+

2. SITE SPECIFIC URBAN DESIGN OBJECTIVES

A set of site-specific urban design objectives, derived from the pre-application consultation with the Panel.

The ultimate urban design objective for this project is to be a catalyst for urban revitalization, which will be achieved as follows:

2.1 Significant investment in a flagship project to demonstrate confidence and commitment towards urban renewal in Vanier.

2.2 Creation of a significant public space to provide a venue for activities such as outdoor festivals, open air markets, cafes, etc., specifically the repair and enhancement of Dupuis Street (paving, lighting, planting) and its integration with the landscaped area on the project site.

2.3 Demonstration of sustainable design principals in the selection of materials, energy usage, urban agriculture, storm water management, permeable paving, solar outdoor lighting, etc.

2.4 Height and massing of the building designed to respect neighbouring properties by maximizing sunlight on adjoining properties; for example, the shadow from the proposed building is primarily on the roadway of Montreal Road.

2.5 Interface of the ground floor commercial space with the sidewalk on Montreal Road to enhance the pedestrian experience specifically the use of awnings, sliding doors to the shops and cafes for ease of access, street furniture for pause and rest, etc.

2.6 Conversation with the south side neighboring community centre to explore joint initiative of shared parking and landscape development at the intersection of Montreal Road and Marier Street thereby increasing public space and amenities.

2.7 Combination of landmark building and public spaces intended to create a new urban centre: what we call “Place Vanier”.

2.2 PUBLIC SPACE 2.5 GROUND FLOOR COMMERCIAL SPACE2.4 INTEGRATION WITH NEIGHBOURING PROPERTIES2.2 PUBLIC SPACE



+

3. CONTEXTUAL ANALYSIS

A contextual analysis that discusses/illustrates abutting properties, key destinations and linkages within a 100 m radius (a larger radius may be requested for larger/more complex projects), such as transit stations; transportation networks for cars, cyclists, and pedestrians; focal points/nodes; gateways; parks/open spaces; topography; views towards the site; the urban pattern (streets, blocks); future and current proposals, public art, heritage resources, etc.

3.1 EXISTING CONTEXT

3.1.1 The site is vacant and occupies three quarters of the block. A fourteen-unit four storey residential building is located on the south west corner.

3.1.2 A four and six storey office building, owned by the applicant and occupied by the Federal Government, is located west of the site on Dupuis Street.

3.1.3 The neighboring buildings are residential, commercial and educational in use, and are one and two stories in height.

3.1.4 Montreal Road is comprised primarily of small commercial structures, one to three stories in height with 10 to 15 metre frontage, zero to two metre maximum setback

3.2 PROPOSED INTEGRATION

3.2.1 The new building is intended to establish the site as a campus.

3.2.2 In order to integrate the proposed six or seven storey building into the area, the building is composed of smaller modules that respect the scale of the existing businesses along Montreal Road, and residences along Begin Street.

3.2.3 The facade modules in combination with awnings and signage will articulate the facade, responding to and enhancing the streetscape of Montreal Road.

3.2.4 Cementitious panels, or similar, will be used to compliment the predominantly masonry materiality of Montreal Road and the existing building on Dupuis Street.

3.1.2

3.1.1

3.1.1

3.1.1

3.1.2

3.1.43.1.43.1.3



+

3.3 STREET VIEW PHOTOS

VIEW LOOKING NORTH ON MARIER ST MONTREAL RD LOOKING WEST MONTREAL RD LOOKING WEST

CORNER OF MONTREAL RD AND DUPUIS STMONTREAL RD LOOKING EASTCORNER OF MONTREAL RD AND BEGIN ST



+

3.4 ARTICLE PUBLISHED IN THE OTTAWA CITIZEN WITH REGARDS TO COMMUNITY APPROVAL

Low-scale plans for new office building in Vanier getthumbs-up from communityBY MARIA COOK, THE OTTAWA CITIZEN FEBRUARY 20, 2012

Place Vanier will be a mixed-use building of seven storeys plus a mechanical penthouse with ground-floor retail, offices aboveand a 100-space two-level underground parking area.

OTTAWA — In a rare effort to blend into the neighbourhood, a new office building plannedfor Montreal Road in Vanier will have seven storeys, even though the zoning would allow11 storeys.

“We respected the building sizes in the area by not overpowering them,” says BenoîtMercier, president of the Franco-Ontarian teachers association (AEFO), which is buildingthe $25-million project.

“We felt not maximizing the available space was something important to residents. It’simportant to maintain our good reputation. We want to be good corporate citizens.”

Rideau-Vanier Councillor Mathieu Fleury says “underzoning” is unusual at city hall.

Often developers aim to build bigger and higher than bylaws allow. This trend in recentyears has led to heated opposition to infill that is seen as out-of-scale and out-of-characterwith existing neighbourhoods.

“Eleven storeys wasn’t needed and it wouldn’t fit,” says Fleury.

“That recognition was received with open arms from the community. It shows a form ofrespect for the neighbourhood. We received tons of positive feedback from residents onhow it looks.”

The mixed-use building, to be called Place Vanier, is designed with seven storeys plus amechanical penthouse. It will have ground-floor retail and offices above. It includes two

levels of underground parking with 100 spaces. The AEFO will occupy one or two floorsand rent the rest.

They hope to start construction by June and move in December 2013 to their newheadquarters.

“The fact they did not seek to maximize the square footage allowed is quite rare and wewere very appreciative of their reasoning,” says Jevan Nicholas, president of the VanierCommunity Association.

“They wanted their building to be in scale with the street. That shows a lot of thought andconsideration. It wasn’t motivated exclusively by the bottom line. They wanted it to reallyintegrate.”

Montreal Road, the commercial strip for Vanier on Ottawa’s east side, is for the most parttwo-to-three-storey buildings and parking lots, but in the immediate vicinity there are officeand residential buildings that range from four to six storeys.

“The scale of that street didn’t really accommodate an 11-storey building,” says Ottawaarchitect Paul Martineau.

“It would have been kind of foreign. We decided to bring it down to seven storeys. Wethink it makes more sense ... as opposed to more of a tower that dominates the skyline.

“All zoning setback and height requirements were adhered to,” he says.

The project makes financial sense too, says Martineau, who is in a joint venture withSmith Carter Architects. “We’ve done our due diligence on the whole accounting; howmuch it costs to put a building up. It all works.”

Martineau acknowledges that the outcome would likely have been different if theproponents were real estate developers, instead of teachers. “If a developer owned thatsite, yes you would probably see maximization,” he says.

The Association des enseignantes et des enseignants franco-ontariens (AEFO)represents 10,000 teachers in 450 French schools and organizations in Ontario.

The building will be designed for environmental sustainability to a Leadership in Energyand Environmental Design (LEED) Gold standard. Among the features is a green roof.

There will be a treed park on the south side. “We wanted to preserve some green spacearound the building,” says Martineau. “We didn’t want parking right up to the building.”

On the exterior, in addition to glass there will be concrete panels in a terracotta colour totie in with red-brick buildings on the street. The main entrance is on Montreal Road, wherethe sidewalk will be widened and trees planted.

“We were trying to find some imagery that would complement the function,” saysMartineau. “If you were to squint a bit you might imagine piles of books. It’s not aconventional looking building.”

Issues raised by the community association have to do with narrowness of side streets foraccess to the parking garage. They hope to see design features such as lighting to helpcrime prevention.

The AEFO must leave its current location on Belfast Road at the end of the year. It isbeing expropriated by the City of Ottawa for a future light-rail train maintenance andstorage yard.

It recently bought the vacant 68,000-square-foot site at the corner of Montreal Road andDupuis Street. “We felt it was important to establish our new office building in QuartierVanier, which is a predominantly francophone community,” says Mercier. “We liked whatwe saw in the area.”

They hope to attract francophone professionals and organizations as tenants. It’sestimated 500 people will work in the building. “It’s our hope to create a hub of the Franco-Ontarian community,” he says.

“We hope to be a catalyst. We hope to have others invest in Vanier to make it a bettercommunity. It has fallen on hard times recently and we recognize that. Hopefully this willbring more life to the street and more people into Vanier.”

It is two blocks from the Wabano Centre for Aboriginal Health where construction isunderway on an expansion, designed by high-profile architect Douglas Cardinal and hisson Bret.

The AEFO also bought two small buildings west of the site. If there is demand in future,they would build a second building of seven to eight storeys.

“For us, it’s the big catalyst of change,” says Suzanne Valiquet, executive director of theQuartier Vanier Merchants Association. “For 25 years it’s been sitting empty. It’s primespace at a prime location.”

Peter Hume, chair of the city’s planning committee, says interest in mid-rise buildings isgood news.

“It is an excellent sign that mid-rise buildings are being proposed and that proponents aredetermining that they are economic to construct,” says Hume.

“We have often heard from the development industry that in very desirable areas — theMarket, Westboro, Glebe and Old Ottawa South — that four to six storey buildings are noteconomic to build,” he says.

“This is the second project that I have heard will come in under within the existing zoningand under the planning framework.”

A building proposed for the corner of Wellington Street and Island Park Drive in the WestWellington area will be six storeys, although the community design plan would allow nine.

The Vanier building “highlights that, although many people feel that zoning on a sitealways represents the optimal development envelope, that is not always the case,” saysHume.

“The proponents in this case specifically have reviewed the actual building in the contextof the surrounding community and the needs of the proponent and determined that aseven-storey building best meets everyone’s needs.

“In most cases it usually goes the other way.”

© Copyright (c) The Ottawa Citizen



+

BEGIN ST

MONTREAL RD

MARIER AVE

DUPUIS ST

4. MODELS & ILLUSTRATIONS - PROJECT MASSING AND GROUND RELATIONSHIPS

4.1 NORTH WEST ISOMETRIC VIEW | MONTREAL RD AND DUPUIS ST



+

4.2 NORTH WEST ISOMETRIC VIEW | MONTREAL RD AND DUPUIS ST

BEGIN ST

MONTREAL RD DUPUIS ST

MARIER AVE



+

4.3 SOUTH EAST ISOMETRIC VIEW | MONTREAL RD AND BEGIN ST

BEGIN ST

MONTREAL RD

MARIER AVE

DUPUIS ST



+

4.4 SOUTH EAST ISOMETRIC VIEW | MONTREAL RD AND BEGIN ST

BEGIN ST

MONTREAL RD

MARIER AVE

DUPUIS ST



+

4.5 MAIN PEDESTRIAN ENTRANCE | MONTREAL RD AND DUPUIS ST



+

4.6 MONTREAL RD AND BEGIN ST



+

4.7 SOUTH PLAZA AND DUPUIS ST



+

4.9 NORTHEAST AERIAL VIEW4.8 NORTHWEST AERIAL VIEW

4.10 SOUTHWEST AERIAL VIEW 4.11 SOUTHEAST AERIAL VIEW



+

5. DETAILED PERSPECTIVE DRAWINGS & COMPUTER MODELS - STREETSCAPE

5.1 NORTH-SOUTH SECTION WITH STREETSCAPE

PATIO

SCREENWALL

GREEN TERRACE

PLAZAMONTREAL RD

PATIO



+

5.2 EAST-WEST SECTION WITH STREETSCAPE

DURIS STPLAZA

URBAN GREEN SCREEN WALL

RAMP

LOADING BAY

BEGIN ST



+

5.3 DUPUIS ST AND SOUTH PLAZA - AERIAL AND STREET VIEW



+

5.4 MONTREAL RD AND DUPUIS ST - NW AERIAL AND STREET VIEW



+

5.5 MONTREAL RD AND BEGIN ST - NE AERIAL AND STREET VIEW



+

6. SITE PLAN



+

7. LANDSCAPE PLAN

SCREEN WALL

GREEN ROOF TRAY SYSTEM

STREETSCAPE PAVING/PLANTING

MONTREAL ST STREETSCAPE

TYPICAL GREEN ROOF TRAY MODULE7TH FLOOR ACCESSIBLE TERRACE



+

8. BUILDING ELEVATIONS

BANQUEBANQUECAFECAFEBANQUEBANQUE

8.1 NORTH ELEVATION ALONG MONTREAL RD. 8.2 EAST ELEVATION ALONG BEGIN ST.



+

8.3 SOUTH ELEVATION 8.4 WEST ELEVATION ALONG DUPUIS ST.



+

9. SERVICING PLAN

SCALE: 1:250

0 12.5m 25m6.25m

CULTEC STORMWATER STORAGE

CULTEC 300XL HD HEAVY DUTY STORMWATER STORAGE OR APPROVED ALTERNATIVE, 4 ROWS OF 6 CHAMBERSEACH. TOTAL CHAMBER STORAGE 35.5m³ (1.48M³ PER CHAMBER) BED AREA =6.2m WIDE x 13.4m LONG. PROVIDETWO INSPECTION PORTS AND POLYLINER BELOW HEADER ROW. SUBMIT SHOP DRAWINGS FOR ENGINEER'SREVIEW. INTERIOR CHAMBER BASE ELEVATION 60.22m. TOP OF CHAMBER 61.00m.

WATER NOTES

1. ALL WATER SERVICE AND VALVE MATERIALS TO CONFORM WITH CITY OF OTTAWA STANDARDS.WATER SERVICE TO BE 150mm PVC DR18.

2. OBTAIN WATER PERMIT FROM CITY OF OTTAWA PERMIT COST TO BE PAID UNDER CASHALLOWANCE. HYDROSTATIC AND BACTERIOLOGICAL TESTING REQUIRED AS PER OTTAWASTANDARDS. ALL MATERIALS, EXCAVATION, BACKFILL AND REINSTATEMENT BY CONTRACTOR.

3. COMPLY WITH THE FOLLOWING OTTAWA STANDARD DRAWINGS:W17 STANDARD TRENCH DETAILW22 THERMAL INSULATION IN SHALLOW TRENCHES.W24 VALVE BOX ASSEMBLYW25 WATERMAIN CROSSING BELOW SEWERW25-3 CONCRETE THRUST BLOCKSW25-4 THRUST BLOCK DIMENSION TABLESW25-5 RESTRAINING AND RETAINING RINGSW25-6 TABLES OF RESTRAINED LENGTHSW40 CATHODE PROTECTIONW42 TYPICAL ANODE PROTECTIONW50 PRIVATE SERVICE CONNECTION

4. WATER SERVICE CONNECTION, TO CITY WATERMAIN, BY CITY FORCES. EXCAVATION,BACKFILLING ANDREINSTATEMENT BY CONTRACTOR.

5. PROVIDE MINIMUM CLEARANCE OF 2.0m BETWEEN THE PROPOSED WATERMAIN AND ANY TREEOR UTILITY PLANT.

SEWER NOTES

1. CONSTRUCT SEWERS AND APPURTENANCES AS PER CITY OF OTTAWA & ONTARIOPROVINCIAL STANDARDS & SPECIFICATION. CONFIRM EXISTING TIE IN ELEVATIONS ANDEXISTING WATERMAIN ELEVATION PRIOR TO CONSTRUCTION. SEWER TRENCH SHALLINCLUDE CLASS 'B' BEDDING AS PER OTTAWA S6 AND S7. COMPACTION TO BE A MINIMUMOF 95% SPMDD FOR PIPE AND DRAINAGE STRUCTURE BEDDING AND BACKFILL.

2. SEWERS AND CATCH BASIN LEADS TO BE PVC DR 35 CERTIFIED TO CAN/CSA-B182.2 ORREINFORCED CONCRETE CLASS 100D TO CSA-A257.2.

3. SEWERS AND SERVICES SHALL BE CONSTRUCTED WITH A MINIMUM CLEARANCE OF 2.0mFROM TREES.

4. CBMH3 AND STMH4 TO BE 1800mm DIA. AS PER OPSD 701.012. ALL OTHER MANHOLES TO BE1200mm AS PER OPSD 701.010, STORM MANHOLES TO HAVE 400mm SUMP BELOW LOWINVERT. SANITARY MANHOLES TO BE BENCHED AS PER OPSD 701.021.

5. SINGLE CATCHBASIN AS PER OPSD 705.010. FRAME AND COVER AS PER OPSD 400.070

6. SANITARY MANHOLES TO HAVE FRAME AND COVER AS PER TYPE A, OPSD 401.010. STORMMANHOLES (STMH) TO HAVE TYPE B COVERS AND FRAMES AS PER OPSD 401.010.CATCHBASIN MANHOLES TO HAVE FRAME AND COVER AS PER CITY OF OTTAWA DRAWINGS28.1.

7. PROVIDE CAMERA INSPECTION OF ALL SEWERS FOLLOWING COMPLETION OFCONSTRUCTION AND PROVIDE TO ENGINEER. MAINTAIN SEWERS IN CLEAN CONDITION UNTILOWNER ACCEPTANCE.

8. SANITARY CONNECTION AS PER STD. DWG. S11.1; STORM CONNECTION AS PER STD. DWG.S11.2.

9. FOR CATCHBASINS AND CATCHBASIN MANHOLES IN PAVED AREAS, PROVIDE 150mmDIAMETER SUBDRAIN AS PER OTTAWA R1, EXTENDING A MINIMUM OF 3m IN FOURORTHOGONAL DIRECTIONS OR ALONG CURB. SLOPE SUBGRADE TOWARD SUBDRAIN.

10. PROVIDE LEAKAGE TESTING ON SANITARY SEWERS & MANHOLES TO CITY OF OTTAWAREQUIREMENTS, INCLUDING CERTIFIED TEST RESULTS FROM PROFESSIONAL ENGINEER.

11. COORDINATE WITH MECHANICAL CONTRACTOR TO PROVIDE DYE TEST INSPECTION FORPLUMBING FIXTURES & LATERAL SERVICES. TEST TO BE CERTIFIED BY PROFESSIONALENGINEER.

12. PROVIDE CCTV INSPECTION OF ALL INSTALLED SEWERS AND SUBMIT REPORTS TO ENGINEER.MAINTAIN SEWERS IN CLEAN CONDITION UNTIL OWNER ACCEPTANCE.

13. ALL STORMWATER FLOW CONTROLS TO BE IN PLACE PRIOR TO CONNECTION OF NEW STORMOUTLETS TO CITY STORM SEWERS.

WATER SERVICE PROFILE

STA. GROUND SURFACE TOP OF WATER DESCRIPTION

0+00 61.76 59.76 (EST.) CONNECTION TO MAIN0+3.6 61.94 59.54 VALVE AND BOX0+4.8 61.96 59.54 BUILDING WALL

PIPE CROSSING TABLE

1 LOWER 150mm WATERMAIN TO PROVIDE 500mm VERTICAL SEPARATION BELOWNEW 300mm STORM SERVICE, STORM INV.=59.80m

2 STORM SERVICE CROSSES OVER SANITARY MAIN. STORM INV.= 59.77m. TOP OF SAN.=59.48m

3 LOWER 150mm WATERMAIN TO PROVIDE 500mm VERTICAL SEPARATION BELOWNEW 150mm SANITARY SERVICE, SAN. INV.= 59.61m

4 LOWER 150mm WATERMAIN TO PROVIDE 500mm VERTICAL SEPARATION SERVICE BELOWNEW 300mm STORM SERVICE. STORM INV.= 59.57m.

5 STORM SERVICE OVER SANITARY MAIN. TOP OF SANITARY 60.03m. STORM INV.= 60.10m



+

LOBBY

KITCHEN

BANK

URBAN GREENLAWN

SHIPPING &RECEIVING/LOADING

1. Property Line2. Road Widening Line3. Main Entrance, Montreal Road4. Bank Entrance, Montreal Road5. Exit Stair6. Service Exit to Shipping & Receiving7. Exit to Landscaped Area8. Restaurant Access to Deck9. Restaurant Entrance, Dupuis St.10. Solar Chimney11. Building Above12. Garbage & Recycling

.31 Headroom Clearance Line14. Bicycle Parking15. retnalP16. ABM17. evoba 2 leveL18. Typical 2x4 acoustic ceiling19. retemirep ta daehklub llawyrd mm006 lacipyT20. Foot grill21. resnepsiD tekciT

:SETON NALP

10.1 LEVEL 1

10. SECTIONS AND FLOOR PLANS



+

10.2 LEVEL 2

L C L C

ATTACHMENT ATTACHMENT

EC

C

*X

Y

L C L C


EC

C

*X

Y

10.3 LEVEL 3

1. Roof below2. Solar chimney3. Glass railing4. Bridge below5. Typical 2x4 acoustic ceiling6. Typical 600mm drywall bulkhead at perimeter

PLAN NOTES:



+

L C L C


EC

C

*X

Y L C L C


EC

C

*X

Y

1. Roof below2. Solar chimney3. Typical 2x4 acoustic ceiling4. Typical 600mm drywall bulkhead at perimeter

PLAN NOTES:

10.4 LEVEL 4 10.5 LEVEL 5



+

10.6 LEVEL 6 10.7 LEVEL 7

L C L C


EC

C

*X

Y

L C L C


EC

C

*X

Y

L C L C


EC

C

*X

Y

1. Solar chimney2. Extent of Green roof below3. Movable partition4. Glass railing5. elit gniliec citsuoca dednepsus 4x2 lacipyT6. Typical 600mm drywall ceiling perimeter

PLAN NOTES:



+

10.8 EAST-WEST SECTION 10.9 NORTH-SOUTH SECTION

30,5

00

30,5

00



+

11. SUN/SHADOW STUDIES

morning

noon

afternoon

11.1 PERSPECTIVE (JUNE 21 @ 12 NOON) 11.2 SPRING & FALL 11.3 SUMMER 11.4 WINTER

morning

noon

afternoon

morning

noon

afternoon



+

12. WIND STUDIES

N O R T H1 5 °

3 0 °

4 5 °

6 0 °

7 5 °

E A S T

1 0 5 °

1 2 0 °

1 3 5 °

1 5 0 °

1 6 5 °S O U T H

1 9 5 °

2 1 0 °

2 2 5 °

2 4 0 °

2 5 5 °

W E S T

2 8 5 °

3 0 0 °

3 1 5 °

3 3 0 °

3 4 5 °

1 0 k m/ h

20 k m/ h

30 k m/ h

40 k m/ h

50 k m/ h hrs

233+

209

1 86

1 63

1 39

1 1 6

93

69

46

<23

Prevailing WindsWind Fre que nc y (H rs)Loc ation: Ottaw a Int'l, CAN (45.3° , -75.7°)D ate : 1 st January - 31 st D ec emberT ime : 00:00 - 24:00© W e a t h e r T o o l

N O R T H1 5 °

3 0 °

4 5 °

6 0 °

7 5 °

E A S T

1 0 5 °

1 2 0 °

1 3 5 °

1 5 0 °

1 6 5 °S O U T H

1 9 5 °

2 1 0 °

2 2 5 °

2 4 0 °

2 5 5 °

W E S T

2 8 5 °

3 0 0 °

3 1 5 °

3 3 0 °

3 4 5 °

1 0 k m/ h

20 k m/ h

30 k m/ h

40 k m/ h

50 k m/ h °C

45+

40

35

30

25

20

1 5

1 0

5

<0

Prevailing WindsAv e rage W ind T e mpe rature sLoc ation: Ottaw a Int'l, CAN (45.3° , -75.7°)D ate : 1 st January - 31 st D ec emberT ime : 00:00 - 24:00© W e a t h e r T o o l

12.1 YEARLY AVERAGE WIND PATTERNS

12.2 YEARLY AVERAGE WIND TEMPERATURES

12.3 ON SITE WIND DIRECTION



+

13. SUSTAINABILITY

13.1 LEED SCORE CARD (GOLD TARGET)

Yes No

60 35 Project Totals (pre-certification estimates) 110 Possible Points

Certified 40-49 points Silver 50-59 points Gold 60-79 points Platinum 80 points and above

Yes No

23 4 Sustainable Sites 28 Points Credit Strategies / Next Steps

� Prereq 1 Construction Activity Pollution Prevention Required Erosion control requirements to be written into the specifications prior to tender

1 Credit 1 Site Selection 1 Site is previously developed and meets LEED criteria

5 Credit 2 Development Density and Community Connectivity 3, 5The building will be ~120,000 ft² on ~1.3 acre site. It is located in a commercial zone with many services available. High density residential is also nearby.

1 Credit 3 Brownfield Redevelopment 1 Site is not known to be contaminated

6 Credit 4.1 Alternative Transportation: Public Transportation Access 3, 6Route 12 runs along Montreal Road and stops at the corner of the site. Route 5 runs along Montfort Street, and bus stop is located 353m from the site.

2 Credit 4.2 Alternative Transportation: Bicycle Storage & Changing Rooms 2LEED requires bike racks for 5% of FTE occupants and showers for 0.25% of staff. For example, based on 500 FTE, 25 covered bike racks, and 4 showers are required. Racks for staff use must be located indoors. Final estimate for FTE must be made to assure that credit requirements will be met. A City of Ottawa bylaw requires 38 bike racks, of which 50% can be located in a landscaped area.

3 Credit 4.3 Alternative Transportation: Low-Emitting & Fuel-Efficient Vehicles 3Credit requires provision of alternative re-fueling stations for 3% of total parking spaces (~6 spots). The Ontario Government has set a goal for 5% of all vehicles to be electric by 2020. Planning for installation of these units is fairly low cost at initial construction. A commercial unit requires 7.2kW of power.

2 Credit 4.4 Alternative Transportation: Parking Capacity 2Local zoning requirements for minimum parking are generous and will be met. Credit can be achieved by allocating 3% of spaces for carpools. Based on 185 parking spaces, 6 carpool spaces are required.

1 Credit 5.1 Site Development: Protect and Restore habitat 1 The majority of the site will be developed with building and parking, leaving minimal space for landscape restoration.

1 Credit 5.2 Site Development: Maximize Open Space 1 Minimal site area will be left undeveloped.

1 Credit 6.1 Stormwater Design: Quantity Control 1

Credit requires that a stormwater management plan be implemented which assures that pre-development stormwater rate and quantities are not increased post-development. This credit will likely only be possible with rainwater harvesting. The City of Ottawa has stormwater rate restriction which will be dealt with by storing rainwater in tanks and slowly releasing to the storm sewer. This strategy does not deal with stormwater quantities.

1 � Credit 6.2 Stormwater Design: Quality Control 1

Stormwater inlet protection will be required at storm sewer inlets. Protection would be required on both sides of the site, and in the south parking area which will not be affected by construction. Owner to determine whether they are interested in buying this point. This credit also requires the owner to implement a phosphorus management plan which restricts the use of certain fertilizers and cleaners outside the building.

1 Credit 7.1 Heat Island Effect: Non-Roof 1 At least 50% of the project's parking will be located underground.

1 Credit 7.2 Heat Island Effect: Roof 1The up charge for a light-coloured roof is minimal. Some areas of accessible green roof are proposed. Terraces and paving blocks must also have high SRI. Roof will not be accessible during the winter.

1 Credit 8 Light Pollution Reduction 1Indoor lighting in the building must be controlled to automatically reduce lighting levels by at least 50% between 11pm and 5am. Exterior lighting must use full cut-off fixtures, minimize LPD, and avoid light trespass off the site. Existing lighting on the property will need to be removed and replaced with compliant fixtures.

1 Credit 9 Tenant Design and Construction Guidelines 1

The Owner must endorse guidelines for future tenant fit-up which encourage selection of energy efficient equipment, and sustainable materials. Information about the green features of the base building must also be provided, along with some basic information about how a tenant could achieve LEED CI certification. These guidelines are for suggestion only, and are not enforced as part of the LEED CS certification.

?

1

?

15



+

Yes No

8 0 Water Efficiency 10 Points Credit Strategies / Next Steps

� Prereq 1 Water Use Reduction Required A 20% reduction in water use will be achieved by selecting efficient washroom fixtures. Also requires mandatory lease agreement.

4 Credit 1 Water Efficient Landscaping 2, 4 Landscaping will be chosen which does not require irrigation. Also requires mandatory lease agreement.

2 � Credit 2 Innovative Wastewater Technologies 2 This credit may be achieved by collecting rainwater from the roof for use in the core washrooms.

4 Credit 3 Water Use Reduction 2 - 4This credit will be achieved through the use of low flow/flush washroom fixtures, and infrared faucet control. Potential use of collected rainwater would allow us to achieve an innovation credit for exemplary performance. Also requires mandatory lease agreement.

Yes No

10 21 Energy & Atmosphere 37 Points Credit Strategies / Next Steps

� Prereq 1 Fundamental Commissioning of Building Energy Systems Required Commissioning agent must be hired prior to CD phase.

� Prereq 2 Minimum Energy Performance Required MNECB mandatory requirements will be met. Genivar to complete energy modeling.

� Prereq 3 Fundamental Refrigerant Management Required CFC-free refrigerant systems will be specified

8 4 � 9 Credit 1 Optimize Energy Performance 3 - 21Results from preliminary energy model show a 33% energy cost reduction compared to MNECB (equivalent to 8 points). A reduction in the window to wall area ratio would help to improve the overall building performance. Also requires mandatory lease agreement for tenant lighting power densities.

4 Credit 2 On-Site Renewable Energy 2, 4On-site power generation is not currently in the budget; however rooftop solar-PV could be explored given the Ontario feed-in tariff pays 80.2¢ per kWh of electricity generated.

2 Credit 3 Enhanced Commissioning 2This credit requires that the Owner hire the CxA directly. Additional Cx services include: design reviews, contractor submittal reviews, operator training and systems manual, and 1-year follow-up to resolve outstanding issues.

2 Credit 4 Enhanced Refrigerant Management 2 Refrigerants with low ozone-depletion and global warming potential will be specified.

3 Credit 5.1 Measurement and Verification: Base Building 3

3 Credit 5.2 Measurement and Verification: Tenant Sub-metering 3

2 � Credit 6 Green Power 2Green Power credits can be purchased post-construction to offset building energy use. This credit is not recommended at this time, but could be a low-cost option to increase the final LEED score.

?

?

6

2

The LEED M&V credits are valuable to projects which desire energy use optimization during operations. This credit will add both capital cost for control points and metering, as well as cost for a consultant to implement the M&V plan during operations.

Yes No

7 6 Materials & Resources 13 Points Credit Strategies / Next Steps

� Prereq 1 Storage and Collection of Recyclables RequiredCentralized recycling facility for storage, sorting, and disposal will be provided in the base building. Collection for composting must also be provided.

5 Credit 1 Building Reuse: Maintain Existing Walls, Floors, and Roof 1 - 5 A new building will be constructed.

2 Credit 2 Construction Waste Management 1 - 2 Requirements for construction waste management will be included in the specifications. A 75% waste diversion rate will be targeted.

1 Credit 3 Materials Reuse 1 This credit is historically difficult to achieve on new construction projects. City of Ottawa wants to reuse site fencing.

2 Credit 4 Recycled Content 1 - 2Specifications will include recycled content targets on a material-by-material basis. For a concrete/steel based core & shell project, a 30% recycled content target should be achievable.

2 Credit 5 Regional Materials 1 - 2Specifications will include regional content targets on a material-by-material basis. For a concrete/steel based core & shell project, a 40% recycled content target should be achievable.

1 Credit 6 Certified Wood 1Specification will include requirements for FSC Certified Wood. This credit will have minimal cost as the project is not expected to be wood-based construction.

?

0



+

Yes No

8 2 Indoor Environmental Quality 12 Points Credit Strategies / Next Steps

� Prereq 1 Minimum Indoor Air Quality Performance Required Ventilation systems will be designed using the ventilation rate procedure.

� Prereq 2 Environmental Tobacco Smoke (ETS) Control Required Signage to be provided for designated smoking area (away from entrances/exits, air intakes, and operable windows).

1 Credit 1 Outdoor Air Delivery Monitoring 1Credit requires CO2 monitors which signal an alarm when spaces are under ventilated. One CO2 sensor per 500m² must be provided for tenant fit-up. Also requires mandatory lease agreement.

1 Credit 2 Increased Ventilation 1 Credit requires an increase in OA within the breathing zone, and is most efficiently achieved with an under floor air distribution system.

1 Credit 3 Construction IAQ Management Plan: During Construction 1 Requirements for construction IAQ management will be included in the specification. Also requires mandatory lease agreement.

1 Credit 4.1 Low-Emitting Materials: Adhesives and Sealants 1 VOC requirements will be included in the specifications.

1 Credit 4.2 Low-Emitting Materials: Paints and Coatings 1 VOC requirements will be included in the specifications.

1 Credit 4.3 Low-Emitting Materials: Flooring Systems 1 Flooring finishes will be chosen which meet LEED criteria (CRI Green Label Plus, FloorScore, or SCAQMD Rule 1113)

1 Credit 4.4 Low-Emitting Materials: Composite Wood and Agrifibre Products 1 Urea-formaldehyde free wood and wood products will be specified.

1 Credit 5 Indoor Chemical and Pollutant Source Control 1Credit aims to minimize the introduction of pollutants into the building, including: 1) Dust: through the use of entry grills, 2) Hazardous gases/chemicals: through exhaust of garages and housekeeping areas and contaminant drains, and 3) IAQ: through use of MERV13 filters. Also requires mandatory lease agreement.

1 Credit 6 Controllability of System: Thermal Comfort 1 Credit is likely only to be achieved with under floor air distribution system.

1 Credit 7 Thermal Comfort: Design 1 HVAC system will be designed to meet ASHRAE 55-2004, including tenant fit-up spaces.

1 � Credit 8.1 Daylight and Views: Daylight 1The design will aim to maximize daylight inside the building; however hitting the 75% threshold may be difficult due to the size of the floor plate. Preliminary daylight modeling shows that this credit is likely achievable.

1 � Credit 8.2 Daylight and Views: Views 1Credit requires that 90% of spaces achieve a view to the outside. Compliance with the credit requires a feasible tenant layout to be presented which meets this criteria. Credit may be difficult to achieve due to the size of the floor plate.

?

2

Yes No

2 1 Innovation in Design 6 Points Credit Strategies / Next Steps

1 Credit 1.1 Innovation in Design: 100% Underground Parking 1 South above-ground parking area is currently included in the project site.

1 � Credit 1.2 Innovation in Design: 30% Recycled Content 1Exemplary performance for 30% recycled content in construction materials; this is likely possible for a project that is concrete & steel based construction.

1 � Credit 1.3 Innovation in Design: 40% Regional Materials 1 Exemplary performance for 40% regional materials

1 Credit 1.4 Innovation in Design: Green Cleaning 1Owner to implement a green cleaning policy for interior cleaning products, purchasing, and training. Guidelines for tenants must also be provided.

1 � Credit 1.5 Innovation in Design: Water Use Reduction 1 Credit would be achieved if rain water harvesting was implemented.

1 Credit 2 LEED® Accredited Professional 1 Smith Carter and Genivar have multiple LEED AP staff

Yes ? No

2 1 1 Regional Priority 4 Points Credit Strategies / Next Steps

1 Credit 1 Durable Building 1The building design will be durable. The credit itself requires a third-party consultant to review design details, perform on-site inspections during construction, and provide a building durability report.

1 Credit 2.1 Regional Priority Credit: Development Density 1 Addresses the importance of adding density to this area of the city and providing additional services to help re-vitalize the area.

1 Credit 2.2 Regional Priority Credit: Open Space, Non Roof 1Local zoning requires a large number of parking spaces to limit street parking; however revitalization of the area will not happen when large areas of surface parking are provided. Underground parking allows for densification.

1 � Credit 2.3 Regional Priority Credit: Other Regional Priority 1 One additional regional priority credit may be attained.

?

3

CITY OF OTTAWA URBAN DESIGN REVIEW PANEL

Documents

Transcript of CITY OF OTTAWA URBAN DESIGN REVIEW PANEL