121 Parkdale - City of Ottawa

121 PARKDALE
site plan control
brigil construction
a p r i l 2 0 1 4
Prepared by:
FOTENN Consultants Inc.
223 McLeod Street
Ottawa, ON K1Y 0T1
613-730-5709
Prepared for:
Brigil Construction
98 Lois street
Gatineau, QC J8Y 3R7
819-243-7392
PARKDALE & BURNSIDE AVE.
SITE PLAN CONTROL PLANNING RATIONALE
April 16, 2014
Mr. Doug James
Planner III
4th Floor, Planning and Growth Management Dept.
City of Ottawa
111 Laurier Ave.
RE: Application for Site Plan Control – 111, 115, 121 Parkdale Ave. & 71 Burnside Ave., City of Ottawa
Dear Mr. James,
Brigil Homes (8609454 Canada Inc.) has retained FOTENN Consultants to act as an agent on their behalf
for the preparation of a Site Plan Control application for the properties municipally known as 111, 115,
121 Parkdale Avenue and 71 Burnside Avenue, in the City of Ottawa.
In support of this Site Plan Control application, the following reports, studies and plans have been
submitted:
 Site Servicing Plan, prepared by Stantec;
 Grade Control and Drainage Plan, prepared by Stantec;
 Transportation Impact Study, prepared by Stantec;
 Storm Water Management Report, prepared by Stantec;
 Site Servicing Study, prepared by Stantec;
 Geotechnical Study, prepared by Paterson Group;
 Erosion and Sediment Control, prepared by Stantec;
 Noise Study, prepare by Gradient Wind;
 Wind Study, prepare by Gradient Wind;
 Site Plan, prepared by Roderick Lahey Architects;
 Landscape Plan & Tree Conservation Report, prepared by Fotenn Consultants Inc.;
 Survey Plan, prepared by Annis, O’Sullivan, Vollebekk Ltd.;
 Architectural Building Elevation Drawings, prepared by Roderick Lahey Architects;
 Plan showing layout of Parking Garage, prepared by Roderick Lahey Architects;
 Sun Shadow Study, prepared by Roderick Lahey Architects; and,
 Phase 1 ESA, prepared by Inspecsol.
DEVELOPMENT PROPOSAL
Brigil Homes proposes to build a 32 storey residential condominium building at the corner of Parkdale
Avenue and Burnside Avenue. The building will contain 230 units, including a number of groundoriented work/live units and approximately 135 m² (1,460 sq.ft.) of retail/commercial space also located
at grade. The total above grade gross floor area is 16,500 m² (177,612 sq.ft.). Vehicular parking to the
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site underground parking structure will be accessed via a municipal lane from Burnside Avenue. In total,
208 parking stalls will be distributed within six (6) levels of underground parking (189 residential parking
spaces and 19 visitor parking spaces). In addition, a total of 118 bicycle parking spaces will also be
provided as part of this development.
Architectural Rendering (North-east view)
Architectural Rendering (South-east view)
The architecture of the proposed building contains elements typical of contemporary high-rise
developments, with a clearly defined building podium, tower and top. The majority of the buildings’
tower has been squared off; however, there is a slight curvature along the west and east facing facades.
The building will be constructed of various and complementary materials including steel, glass and
masonry. The tower and the top of the proposed building will sit on a two (2) storey podium which will
serve as the primary interface at street level. As a means to articulate the buildings’ podium, the tower
has been stepped back at the third floor, creating a strong base that frames the street edge (along both
Parkdale and Burnside Avenues) and visually reduces the buildings’ mass at grade. The podium will
incorporate five two-level, ground-oriented units, accessed directly from Parkdale Avenue. The second
floor will include another 3 units and 149 storage lockers for residents. The primary entrance to the
residential building will be accessed from Parkdale Avenue. In addition, access to the retail/commercial
space at grade will be from Parkdale Avenue. Together, these elements will assist is assuring and
maintaining an active and animated street front along both Parkdale and Burnside Avenues.
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Architectural Rendering (North-west view)
Architectural Rendering (South-west view)
The experience at grade will be further enhanced through the use of hard and soft landscaping. Both
Parkdale and Burnside Avenues will feature a combination of tree and shrub planting that will help to
soften the podium and other hard building elements. Further, the building has been pulled back from
the Parkdale/Burnside corner, opening up space for a potential outdoor patio associated with the
proposed commercial/retail use. Vehicular access to the site will be provided from the existing City-
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owned laneway; thereby ensuring the pedestrian experience at grade, along Parkdale and Burnside
Avenue, as well as the landscaping is continuous and uninterrupted.
Architectural Rendering – Eastern View of podium
Architectural Rendering – South View of podium and Parkdale Avenue
The third floor of the building will include 4 residential units as well as the communal amenity area. In
addition to a 1,028 sq. ft. gym and bathrooms, the building will offer residents a large exterior amenity
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area on top of the two (2) storey podium. The top of the buildings’ podium includes an outdoor
swimming pool for residents.
The tower of the building will be set back from the edges of the podium and rise a further 30 storeys
(approximately 93m, excluding the mechanical rooftop penthouse). The tower will be set back
approximately ten (10) metres to the northern property line, approximately 3.5 metres to the eastern
property line (abutting the municipal laneway), approximately 2.6 metres from the southern property
line (fronting on Burnside Avenue) and approximately 3.8 metres from the western property line along
Parkdale Avenue. By pulling the tower from the edges of the podium, it reduces the visual impact of the
building at grade and allows for light, air and views between adjacent properties to filter through. Please
refer to Appendix A for a look at the Site Plan.
The top of the tower will be approximately six (6) metres in height and will contain the buildings’
mechanical equipment. The curvilinear nature of the tower top, combined with a large amount of
fenestration will help to minimize the perceived impact of the buildings’ height.
The building’s tower and top have been designed to reduce the perception of the building’s size. Overall,
the building achieves the appropriate transitions by incorporating a two-storey podium, thereby fitting
into the existing and planned streetscape context of Parkdale Avenue. Ground-oriented work/live units
with direct access to the street and the proposed non-residential use at grade will help animate the
streetscape. Further, the landscaping features will help to soften the overall mass of the tower and
enhance the experience for pedestrians. Overall, the building will function within the surrounding
context and will introduce a new modern aesthetic to the existing community.
BACKGROUND
Site Context
The subject site is located at the northeast corner of Parkdale Avenue and Burnside Avenue, opposite
Tunney’s Pasture federal government complex and is comprised of four (4) separate lots known
municipally as 111, 115 and 121 Parkdale Avenue and 71 Burnside Avenue. Collectively, the four (4) lots
have approximately 46 m of frontage onto Parkdale Avenue, approximately 30 m of frontage onto
Burnside Avenue and a total land area of 1,373.5 m2. The site is located opposite Tunney’s Pasture
federal government complex and in close proximity to the Ottawa River Parkway. Figure 1 below,
illustrates the subject site.
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Hwy 417
Site Location Map
The site is currently being occupied by four (4) different buildings for separate residential uses. The sites
know municipally as 111 and 115 Parkdale Avenue each contains a multi-unit low rise apartment
dwelling. Parking for both apartment dwellings are provided in the rear of the building accessed via a
municipal laneway. There is also an existing driveway linking Parkdale Avenue with the rear parking
areas.
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The site known municipally as 121 Parkdale Avenue is a corner lot that includes a single detached
dwelling which has been converted to provide for several apartment units. Parking is provided via
Burnside Avenue. There are three (3) mature trees fronting on Parkdale Avenue.
The site known municipally as 71 Burnside Avenue contains a single detached dwelling with associated
parking located west of the dwelling and accessed from Burnside Avenue. A municipal lane way abuts
the length of the eastern property line. There is one mature tree located on this parcel.
Community Context
The surrounding area varies in land uses and built form and is described as follows:
North
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The parcel immediately to the north is the future location of a 28 storey residential building that will
contain approximately 176 units to be built by Urbandale. Both the Urbandale site (99, 101, 105 & 107
Parkdale) and the subject site (111, 115, 121 Parkdale & 71 Burnside) have the exact dimensions with a
lot area of approximately 1,393 m².
Further to the north along Parkdale Avenue is a ten (10) storey residential building. Also to the north
along Parkdale Avenue before the Ottawa River Parkway is the Indonesian Embassy. In general, the
building types located to the north and north-east of the subject site are mid-high rise residential
buildings with associated parking structures.
Future Urbandale Building – 99 Parkdale
East
Immediately to the east, the subject site abuts a municipal lane
way. Located on the east side of the lane way is an existing 11
storey residential building that fronts on Forward Avenue (111
Forward Avenue).
Other building types located to the east and into the heart of
Mechanicsville, the typology gradually transitions to low rise
apartment dwellings, multiples, triplexes, detached, and single
detached dwelling units. Further down Burnside Avenue is a large
open space which forms part of the Ottawa River Parkway and a
community park known as Laroche Park.
111 Forward Avenue
South
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Located on the south east corner of Parkdale Avenue and Burnside Avenue, opposite the subject site, is
an existing six (6) storey mid-high rise apartment dwelling.
There are also several existing mid-high rise
apartment dwellings, such as a nine (9) storey
building at 151 Parkdale Avenue. Further south along
Parkdale Avenue, many underutilized parcels are
being consolidated and intensified. In particular,
Richacraft is proposing a twenty-five (25) storey
residential building at the corner of Parkadle and
Lyndale, while Starwood has recently constructed a
15 storey building at 201 Parkdale Avenue.
131 Parkdale Ave.
West
The lands to the west, across Parkdale Avenue, accommodate a large federal government complex
known as Tunney’s Pasture. This large employment node includes several buildings, including two (2)
high-profile buildings in the 10 to 27 storey range and a large surface parking area. Located to the south
west of the subject site is the Tunney’s Pasture Rapid Transit Station.
View of Tunney’s Pasture looking south west
View of Tunney’s Pasture looking north west
In addition to rapid transit and a large federal employment complex, the site is situated within walking
distance to a number of community amenities.
Holland Cross, a large mixed-use complex with ground floor commercial is situated to the west of the
site along Scott Street. To the south of the intersection of Parkdale Avenue and Scott Street and within
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an approximate one (1) kilometre distance to the site are the Parkdale Park and Market and Wellington
Street. Wellington Street accommodates a range of commercial uses including numerous restaurants
and retail stores on a Traditional Mainstreet.
The site also benefits from being in close proximity to the Ottawa River Parkway and Scott Street, both
of which are considered major recreational pathways. In addition, Scott Street is considered a cycling
route providing direct access to the City’s Central Business District. Along with the large open space
system of the Ottawa River Parkway, Laroche Park is located in close proximity to the site.
Community Amenities
In addition to rapid transit and a large federal employment complex, the site is situated within walking
distance to a number of community amenities.
Holland Cross, a large mixed-use complex with ground floor commercial is situated to the west of the
site along Scott Street. To the south of the intersection of Parkdale Avenue and Scott Street and within
an approximate one (1) kilometre distance to the site are the Parkdale Park and Market and Wellington
Street. Wellington Street accommodates a range of commercial uses including numerous restaurants
and retail stores on a Traditional Mainstreet.
The site also benefits from being in close proximity to the Ottawa River Parkway and Scott Street, both
of which are considered major recreational pathways. In addition, Scott Street is considered a cycling
route providing direct access to the City’s Central Business District. Along with the large open space
system of the Ottawa River Parkway, Laroche Park is located in close proximity to the site.
Transportation
Transit
The subject site is located in an area with an established road network and in close proximity to rapid
transit station.
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Subject Site
Schedule D of the City of Ottawa’s Official Plan
The site is located within 600 metres of the Tunney’s Pasture Rapid Transit Station, which currently
supports Bus Rapid Transit (BRT). In the near future, the City will be converting this BRT line to a Light
Rail Transit (LRT) thereby increasing accessibility to City’s Central Business District and beyond. The
subject site is also well served by local bus routes which brings commuters to various locations in
proximity to the subject site.
Road Network
As previously noted, the site is situated along a well-developed roadway network. As shown on Schedule
E of the City of Ottawa’s Official Plan, the federally-owned Ottawa River Parkway is located to the north
of the subject site. This provides commuters with easy access to the Central Business District as well as
the west part of the City.
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Subject Site
Schedule E of the City of Ottawa’s Official Plan
Parkdale Avenue to the west and Scott Street to the south are both classified as existing Arterial Roads.
Arterial Roads are major roads in the City that carry large volumes of traffic over the longest distances.
These roads function as major public corridors accommodating car and truck traffic as well as
pedestrians, cyclists and public transit.
The Queensway (Highway 417), a provincially-owned highway, is located south of the subject site with
access via Parkdale Avenue.
Minor Variance Approval
In July 2012, FOTENN Consultants Inc., on behalf of Tega Developments, submitted a Zoning By-law
Amendment application for the subject property with the City of Ottawa. The application was
considered at the February 26, 2013 Planning Committee meeting, and received unanimous approval for
the proposed Zoning By-law Amendment. The Amendment was ultimately passed by City Council on
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April 24, 2013 (By-law No. 2013-109 to City of Ottawa Zoning By-law 2008-250) and the appeal period
ended on May 21, 2013, with no appeals being received.
Shortly after the approval of the zoning, Brigil Homes purchased the subject site, and submitted a Minor
Variance Application in order to permit a modified building design by architect Roderick Lahey. The
revised plan, maintains the approved maximum building height (105.1m), and the gross floor area of the
originally approved plan. However, due to the strict building envelope attached to Schedule 301 of the
previously approved zoning (By-law No. 2013-109), it was impossible to re-shape the building’s tower
without seeking a Minor Variance for a portion of the approved building. The Minor Variance was
approved by the Committee of Adjustment February 14, 2014, and was not subject to any appeals. The
revised zoning, allowing the proposed building form, is in full force and effect.
The approved Minor Variance related to a modification of the area described as ‘Area B’ as depicted in
the City of Ottawa Zoning By-law 2008-250, Schedule 301 (By-law No. 2013-109). Brigil Homes, the new
owner of the subject property, changed the design of the tower portion of the building in order to
permit a more desirable and functional building, similar in size (height and floor area) to what was
approved by Planning Committee in February 2013, and City Council in April 2013.
Whereas the previously approved building (and subsequent Zoning By-law) featured a diamond shaped
element that projected from the majority of the buildings’ tower, the revised design has eliminated this
feature in favour of a square shaped tower. Although the current design respected the approved
maximum building height (105.1m), a portion of the building tower (Area B) did not conform to the
approved maximum height (89.5m). As a result of these design changes, one (1) variance was requested
to re-shape the tower portion of the building, as shown in the graphic below:
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Areas subject to the Minor Variance;
increasing the permitted height from
89.5m to 105.1m
Schedule 301 illustrating the approved Minor Variance
POLICY FRAMEWORK
City of Ottawa Official Plan
In 2013, the City of Ottawa reviewed its Official Plan which resulted in numerous changes to policy
references and to land use designations. Ottawa Council adopted Official Plan Amendment (OPA) 150 to
implement the changes in December 2013 and it is currently with the Ministry of Municipal Affairs and
Housing (MMAH) for the Minister’s Decision and final approval. For the purposes of this Planning
Rationale, the current policies of the City of Ottawa Official Plan 2003, Consolidated May 2013 remain in
full force and effect and have been reviewed and analyzed for the proposed development. In addition,
although OPA 150 is not yet in full force and effect, the new policies relevant to the proposed
development have been taken into consideration.
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The subject site is designated Mixed-Use Centre on Schedule B: Urban Policy Plan in the Official Plan.
Lands designated Mixed-Use Centre will ultimately develop as "good places" in their own right as
components of complete neighbourhoods. They are meant to contain development that is both locally
and regionally oriented. Where a concentration of single-use activity occurs, the interface with the
surrounding community should be improved through such means as the addition of community-serving
uses and improved physical linkages.
Excerpt of City of Ottawa Official Plan, Schedule B – Urban Policy Plan
Development on lands designated Mixed-Use Centre is also meant to take advantage of the
opportunities offered by transit for both internal and external commuting and ease of access on foot
and by bicycle. By virtue of careful attention to design, orientation and a mix of uses, development in
Mixed-Use Centres is to contribute to the diversity of land use in the immediate area and foster the
creation of vibrant centres of activity.
Compatibility & Design
The purpose of the compatibility and design policies is to help the City manage growth in a way that
enhances a community. These policies are particularly relevant to infill projects within established and
built-up areas. Infill development must be sensitive to and compatible with the existing community
fabric.
Development must work within its physical environment but does not need to be ‘the same as existing
development’. This approach is needed to help the City achieve other goals such as intensification and
compact forms of development. The proposed development draws upon characteristics of the
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community in order to ‘fit well’ in its context and to ‘work well’ among its surrounding functions. The
design of the building helps to maintain the character of the Mixed-Use Centre, while the additional
height at the step back helps to achieve density comparable with other recently approved developments
in the neighbourhood.
The Official Plan emphasizes that these objectives are qualitative statements and meant to influence
design without necessarily designing to be the same as existing developments. The accompanying
compatibility criteria in Section 4.11 of the Plan provide a comprehensive means by which to assess the
compatibility of infill development.
The proposed development meets the following applicable objectives in Section 2.5.1 of the Official
Plan.





Enhancing the sense of community by creating and maintaining places with their own distinct
identity,
Defining quality public and private spaces through development,
Creating places that are safe, accessible and are easy to get to, and move through,
Ensuring that new development respects the character of existing area,
Considering adaptability and diversity by creating places that can adapt and evolve easily over
time and that are characterized by variety and choice.
The criteria in Section 4.11 of the Official Plan provide a means to objectively evaluate compatible infill.
The section provides criteria to weigh against the ‘context’. Having carefully considered these measures
against the proposed development, it is our opinion that the proposed design is appropriate, as follows:
COMPATIBILITY
CRITERIA
TRAFFIC
CONFORMITY

The subject property is located within an established road
network and in close proximity to the City’s rapid transit system.
Scott Street and Parkdale Avenue are both Arterial Roads
situated within proximity to the site. The Tunney’s Pasture Rapid
Transit Station is located less than 600 m from the proposed
development. The site is also located in close to employment
lands and within walking distance to Parkdale Market and other
vital community amenities. The site’s proximity to transit,
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COMPATIBILITY
CRITERIA
CONFORMITY
employment and local amenities are anticipated to reduce the
amount of traffic generated by the proposed development.
VEHICULAR ACCESS
PARKING
REQUIREMENTS

A traffic study was prepared evaluating the impact of the
proposed development on the surrounding area. No major
impacts have been identified, with sufficient roadway and
intersection capacity available to accommodate the proposed
development and units.

As all of the required parking is located underground, the
majority of impacts related to noise and headlight glare will be
absorbed internally.

Egress/ingress will be buffered from the adjacent residential
mid-high rise building to the east by the existing municipal
laneway approximately six (6) metres in width. Further, the
residential mid-high rise building is also located approximately
5.5 metres from the municipal laneway, thereby providing for an
approximate 11.5 metre buffer from the subject site property
line.

A total of 208 parking spaces are being provided for in six (6)
levels of underground parking, with: 189 for residents and 19
spaces which will be shared by visitors and commercial uses on
the first level of underground parking.

The first level of underground parking will include 34 parking
spaces, with 19 spaces dedicated for the visitor and commercial
parking.

As per the approved zoning, the former City of Ottawa visitor
parking rate (0.083 spaces/dwelling unit) was used to calculate
the required visitor parking rate. This parking rate reflects a
more reasonable and appropriate scenario and has been
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COMPATIBILITY
CRITERIA
CONFORMITY
employed in similar developments throughout the City.
OUTDOOR AMENITY
AREAS

Although the non-residential component (GFA of 135 m²)
requires three (3) parking spaces, the approved zoning supports
a shared parking arrangement with the required visitor parking.
Typically, non-residential uses will require parking spaces
throughout the day, whereas the visitor parking will typically
require spaces during the evening. A shared parking
arrangement represents a better employment of parking spaces.
As such, the request is to permit the shared use of 19 spaces to
fulfill both the visitor and commercial parking requirements of
the by-law, which we believe is reasonable, particularly given
the availability of on-street parking on the surrounding street
network.

The location of the site, the orientation of the tower and the
surrounding uses create a modest opportunity for overlook into
adjacent private amenity areas.

A sizeable common outdoor amenity space is proposed to be
located on top of the podium. This space will feature an outdoor
patio and pool as well as some landscaping elements for
residents to enjoy.

Existing developments along Parkdale Avenue consists largely of
other medium to high profile building, the majority of which
benefit from private balconies similar to the proposed approach
on the subject property.

The existing high-rise development to the east of the site has
some outdoor amenity areas. The shape of the proposed tower
has been designed to minimize any shadowing on these outdoor
amenity areas. In addition, the proposed development is
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COMPATIBILITY
CRITERIA
CONFORMITY
separated from this building by the existing municipal laneway
as well as the existing yard setbacks amounting to an
approximate 15 metre building-to-building separation.

The site is currently zoned for a high-profile building and as
such, the proposed development is not creating any undue
adverse impacts with respect to overlook or shadowing that is
considered unreasonable given the planned function of the area
and the existing zoning.
LOADING
AREAS,
SERVICES AREAS AND
OUTDOOR STORAGE

Service Areas and Outdoor Storage are not proposed as part of
this development. The size and nature of the proposed
commercial use will not require a Loading Area.
LIGHTING

The lighting of this site will meet the City’s standards, with no
anticipated impacts on adjacent development.

There are no anticipated significant impacts related to noise or
air quality as a result of this proposal.

A Sunshadowing Study has been provided in Appendix B.

The subject site is located in an area designated and zoned to
accommodate high-profile development and as such, sun
shadowing is considered reasonable.

The sun shadow study illustrates that shadows are cast primarily
north and east of the subject site. The small footprint of the
tower will ensure that sun shadowing is narrower and moves
quicker across the affected properties.
NOISE
AND
QUALITY
SUNLIGHT
AIR
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COMPATIBILITY
CRITERIA
CONFORMITY
MICROCLIMATE

No undue adverse microclimate impacts are anticipated as a
result of this proposal.
SUPPORTING
NEIGHBOURHOOD
SERVICES

The site is well served by existing community amenities,
including, but not limited to:
 Several nearby childcare facilities
 Senior housing facilities
 Laroche Park (baseball diamond & Community Centre)
 Ottawa River Parkway and the NCC pathway system
 Carruthers-Stirling Park
 Multi-use pathway located along Scott St.
 The Parkdale Market and Park
 The Rosemont Library
 Caunnaught Public School
 École Saint-Francoise d’Assise
 Hintonburg Community Centre and gym

New residents will strengthen existing amenities and will
contribute to the critical mass required to attract other
amenities to the surrounding area.
The Official Plan contains policies to specifically address the location, design and integration of taller
buildings. Of particular interest, policies 4.11.8 states that high-rise buildings may be considered on
lands designated Mixed Use Centre on Schedule B of the City Official Plan. In addition, policy 4.11.9
states that high-profile buildings can be considered on lands:
a) Within areas characterized by high-rise buildings that have direct access to an arterial road;
b) Located within 600 m of rapid transit station;
c) Where a community design plan, secondary plan or other similar Council-approved planning
documents identifies locations suitable for the creation of a community focus on a strategic
corner lot, or at a gateway location or on a terminating site to strategic view, or a site that
frames important open space, or at a location where there are significant opportunities to
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d)
e)
support transit at a transit stop or station by providing a pedestrian and transit-oriented mix of
uses and activities.
Within areas identified for high-rise buildings where these building profiles are already
permitted in the Zoning By-law, and
Within areas where a built form transition, as described by Policy 12 below, can be provided.
As per Policy 4.11.12, Building Transitions, the integration of taller buildings within an area characterized
by a lower built form is an important design consideration. Development proposals must address issues
of compatibility and integration with surrounding land uses by ensuring an effective transition in built
form will serve to link the proposed development with both planned and existing uses. In particular,
transitions can be accomplished through a variety of means including such measures as:
a) Incremental changes in building height (e.g. angular planes or stepping building profile up or
down);
b) Massing (e.g. inserting ground-oriented housing adjacent to the street as part of a high profile
development or incorporating podiums);
c) Character (e.g. scale and rhythm, exterior treatment, use of colour and complementary building
finishes);
d) Architectural design (e.g. the use of angular, cornice lines), and;
e) Building Setbacks.
The policies of the Official Plan targets lands designated Mixed-Use Centres as locations for high-rise
buildings. In addition, the proposed development: fronts on an arterial road; is located within 600
metres of a rapid transit station; has a CDP which supports high-rise development at this strategic
corner lot, and; is located in an existing high-rise node.
The building’s design will be well-integrated within the existing and future context. Not only does the
proposal provide for similar building heights along Parkdale Avenue, but it also transition into the lowerprofile neighbourhood to the east by using architectural techniques such as stepping down. The building
will incorporate a two-storey podium that is comprised of ground-oriented work/live units and a retail
space to be located at the corner of Parkdale and Burnside Avenues, thereby further animating the
street. Overall, the building’s character and architectural design will help to achieve a high calibre urban
design and compatibility with the surrounding building types.
The proposed development is consistent with the City’s policies for Urban Design and Compatibility in
that:
 The Official Plan directs high-rise buildings to lands designated Mixed-Use Centre; areas in which
taller buildings already exist and have access to an arterial road, and; areas within 600m of a
rapid transit station. The proposed development is located on Parkdale Avenue, an existing
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Arterial Road with existing medium-to high-profile buildings, is within 600 metres of the
Tunney’s Pasture rapid transit station, and careful consideration has been paid to the
arrangement of built form and density on the site to ensure an appropriate transition.
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The proposal incorporates low-profile, ground-oriented units and a commercial retail use at the
corner to create an active and animated streetscape. Further, the use of a podium will
effectively provide for a strong street presence and help to create a sense of human scale.
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To achieve an appropriate transition, the building’s design includes incremental changes in
building height. This is achieved through a combination of step backs and further recessing of
the tallest portions of the building. The two-storey podium creates a sense of human scale at
grade and the tower is pulled back from the edges of the podium to reduce its visual impact and
massing at grade. Further, the site abuts a municipal laneway to the east which provides
distance separation to the high-profile development located on Forward Avenue.
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The proposed uses, the amount of landscaped open space along with the arrangement of
buildings and density on site enhances the development and ensures successful integration into
the existing community.
OTHER DESIGN CONSIDERATIONS
Scott Street Community Design Plan
The Scott Street Community Design Plan (CDP) was considered by the City’s Planning Committee on
November 28, 2014 and subsequently approved by City Council on January 22, 2014. This recently
approved CDP was prepared to guide future change in the area surrounding the Tunney’s Pasture
Transit System. It was intended to not only guide private development, but also to help guide important
public initiatives that will improve the area and support intensification. As a multi-faceted guideline
document, the CDP builds upon previous plans for the area and complements other general guidelines
prepared by the City which may also be applied to the area and proposed development.
The Scott Street CDP identified 6 core principles, based on the community’s aspirations; the City’s
planning objectives; and, an analysis of key opportunities. The proposed development is consistent with
two of the guiding principles of the newly approved Scott Street CDP. These are to:
 Establish a vibrant, diverse and attractive mixed-use centre, and
 Integrate higher density development strategically and sensitively.
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The CDP encourages the residential intensification around Tunney’s Pasture and establishes streets and
open spaces in the Mixed-use Centre as places designed for people, lined for active uses and
incorporating high-quality materials and pedestrian amenities.
The proposed development will provide residential intensification in a location where new high density
development is to be concentrated. In addition, the development will provide the appropriate transition
to the surrounding neighbourhood and has also been designed to mitigate shadow and wind impacts.
The ground floor the proposed building will enhance the streetscape of both Parkdale and Burnside
Avenues, while service areas and access to underground parking will be concealed from public view.
The Land Use Plan of the Scott Street CDP applies multiple designations to the study area, rather than
the general Mixed-Use Centre designation of the City’s Official Plan. As shown by the below graphic, the
subject site is designated as a Mixed-Use Centre area.
Snapshot of the Scott Street CDP Land Use Plan
Section 4.2.1 of the Scott Street CDP provides policy direction and guidelines relating to the Mixed-use
Centre Areas. The CDP separates the Mixed-use Centre into two distinct parts: 1) Tunney’s Pasture itself,
and 2) Holland-Parkdale node located south of Scott Street. Even though the policies and guidelines of
the Mixed-use Centre Area have relevance to the Tunney’s Pasture area, the focus of the policies is on
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the Holland-Parkdale node. The Tunney’s Pasture area is meant to accommodate tall buildings and high
density close to Scott Street and the transit station.
Even though the policies and guidelines are not specific to the subject site of the proposed
development, the following policies and guidelines are relevant to the proposed development:
Uses:
A wide range of uses are to be permitted on MUC properties, including commercial uses (ie. bank, retail
store, personal service business, restaurant) and residential uses (ie. apartment dwelling). Buildings are
encouraged to contribute to a lively public realm by having active, street related uses on the ground
floor such as retail, restaurants or professional offices.
 The proposed development will provide residential and commercial uses on the subject
property, consistent with the vision of the CDP.
Density and Built Form – General Guidelines:
Policy b – All new buildings in the MUC areas should be built close to adjacent right-of-ways and address
the street to contribute to a lively public realm.
 The proposed building will be built to two public right-of-ways, thereby contributing to the
enhancement of the public realm as per the policy guidelines.
Policy c – Where ground floors contain commercial uses, entrances located at grade of the adjacent
sidewalk will be required.
 The proposed building includes a commercial space located at the corner of Parkdale and
Burnside Avenues. This commercial/retail space will be directly accessible by the public street.
Policy d – Where ground floors contain residential uses, entrances to individual units should be
encouraged.
 The proposal includes 5 ground-oriented units, directly accessible from Parkdale Avenue.
Policy e – Building heights should vary in MUC areas to form an interesting skyline.
 The proposed 32 storey building will add interest to the skyline, and will differ from the abutting
Urbandale building approved for 28 storeys.
Tall Buildings
Policy a – Buildings taller than 9 storeys should take a podium and tower form, with podiums framing
adjacent streets and tower elements located and massed to minimize adverse impacts on the public
realm.
 The proposed development includes a podium and tower design, with the podium framing both
Parkdale and Burnside Avenue. The tower is stepped back and massed to minimize adverse
mpacts on the public realm.
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Policy b – To minimize potential adverse impact on the public realm and neighbouring properties, such
as excessive shadowing and loss of light and privacy, the maximum floorplate of a residential tower
should be 750 m².
 The proposed residential tower floorplate is less thanthe maximum 750 m²
Policy c – Towers should be staggered from neighbouring towers, with the minimum separation distance
at 18m from tower to tower.
 The location of the tower on the buildings’ podium is such that a 10 metre separation exists
between the tower and northern property line. The abutting property located to the north also
respects a 10 metres distance from property line, thereby providing a 20 metre tower to tower
separation.
Policy d – Towers should not have any blank facades and must have windows on all sides. Balconies on
the facades of a podium should be inset and projected balconies on a tower should be minimized and
generally discouraged.
 The proposed tower does not include any blank walls, as a generous amount of glazing has been
conceived on all four elevations. In addition, inset balconies are an important design feature so
as to respect the adjacent apartment buildings.
Policy e –The top of the tower should be defined with a distinct treatment. Mechanical penthouses
should be architecturally integrated with the rest of the building.
 The top of the building will include the mechanical penthouse and will also have a distinct
architectural expression.
Policy f – Where the ground floor of a podium contains commercial uses, entrances should be located at
grade, directly accessible from the adjacent sidewalk.
 The proposed commercial space will have an entrance directly accessible from the adjacent
sidewalk.
Policy g – Where the ground floor of a podium contains residential uses, entrances to individual units
should be encouraged.
 The podium of the proposed building includes 5 at-grade units all directly accessible from the
public sidewalk.
Policy h – Along the street, towers should be set back a minimum of 3 metres from the edges of the
podium fronting a street.
 The proposed buildings’ setbacks are has been sensitively designed to minimize the towers
appearance from grade level. Further, the subject site has approved zoning setback which are
consistent with abutting Urbandale building to the north.
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Parking, Loading and Servicing:
Policy k – Parking should be located underground, with no parking being permitted in the front of a
building.
 The proposal restricts the location of parking to the 6 levels of the underground parking
structure.
Policy l – Loading, service and garbage areas should be located at the rear of buildings, internalizing
wherever possible and screened from public view.
 The proposed building locates all loading, service and garbage areas to the municipal lane at the
back of the building or internal to the building and screened from public view.
In addition to policies regarding the treatment of Tall Buildings, the CDP provides general guidelines on
improving mobility in the area and the public realm. Since Burnside Avenue is a critical link between
Parkdale Avenue and Tunney’s Pasture to the west and Slidell Street and Bayview Road to the east, the
existing right-of-way should be optimized. The CDP provides direction to the City concerning
undertaking a detailed re-design of Burnside Avenue by accommodating two (2) vehicular lanes , two (2)
bike lanes and a landscaped boulevard with sidewalks and street trees on both sides.
The proposed development would support an improved public realm and also enhance mobility. Thus,
the CDP’s proposal to re-design Burnside Avenue by incorporating cycling facilities and improving
pedestrian movements and links is consistent with the proposed high-rise development in this location.
CITY OF OTTAWA URBAN DESIGN GUIDELINES
Transit-Oriented Development Guidelines
The Urban Design Guidelines for Transit-Oriented Development document was approved by Council on
September 26, 2007. The guidelines apply to all development throughout the City within a 600 m
walking distance of a rapid transit stop or station to provide guidance to the proper development of
these strategically located properties. The guidelines address six (6) components including: Land use;
Layout; Built Form; Pedestrians and Cyclists; Vehicles and Parking, and; Streetscape and Environment.
The proposed development meets the following applicable design guidelines, among others:
 The proposed development includes transit-supportive land uses within a 600 m walking
distance of a rapid transit station or stop including apartments (condominiums). (Guideline 1)
 The proposal creates a multi-purpose destination by contributing a mix of housing types to the
area where residents can meet many of their daily needs locally, thereby reducing the need to
travel. (Guideline 3)
 The proposed development meets the intent of the Transit-Oriented Development Guidelines
by providing for a higher density close to the rapid transit network. (Guideline 8)
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The proposed building’s orientation will provide direct pedestrian access with no conflict with
vehicles. (Guideline 10)
The building steps back at the 3rd storey in order to maintain a more human scale along the
sidewalk and to reduce shadow and wind impacts on the public street. (Guideline 11)
The proposal respects a building setback along Parkdale that will be consistent with the abutting
Urbandale development. Further, the building’s location along Burnside Avenue will also respect
the typical setbacks of the existing buildings. Together, these setbacks will help to define the
street edge and providing space for pedestrian activity and landscaping. (Guideline 13)
The building provides architectural variety on the lower storeys of the building to provide visual
interest to pedestrians. (Guideline 14)
The development incorporates windows and doors to make the pedestrian level façade of walls
facing the street highly transparent in order to provide ease of entrance, visual interest and
increased security through informal viewing. (Guideline 15)
The design and location of the entrance to the underground parking lot minimizes the number
of vehicle crossings over primary pedestrian routes and is not expected to impede pedestrian
flow. (Guideline 16)
The design of the ground floor will be appealing to pedestrians and will likely include an outdoor
café in addition to live/work units. (Guideline 28)
Bicycle parking will be provided via the underground parking and hence protected from the
weather. There will also be a bicycle storage room at grade, accessed from the back of the
building. (Guideline 29)
The underground parking structure will be accessed by the rear of the building. The building is
located on a corner site and as such will avoid having a parking lot on an exterior side yard.
(Guidelines 35 & 46)
The access driveway will be provided by a Municipal Lane that will be shared by the abutting
Urbandale development, thereby helping to improve the pedestrian environment. (Guideline
36)
The streetscape environment will feature tree planting and other landscaping measures to help
reduce urban heat and create a more comfortable pedestrian environment. (Guideline 52)
Urban Design Guidelines for High-Rise Housing
The Urban Design Guidelines for High-Rise Housing document was approved by Council on October 28,
2009. The guidelines apply to all proposed high-rise development throughout the City of Ottawa in order
to promote and achieve appropriate high-rise development. The guidelines address seven (7)
components including: Context, Built Form, Pedestrian and the Public Realm, Open Space and
Amenities, Environmental Considerations, Site Servicing and Parking, and Services and Utilities.
The proposed development meets the following applicable design guidelines, among others:
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The proposed building integrates into the surrounding context through the proper massing,
setbacks, transitions in building height, and through appropriate design qualities and character.
The building line along the street will be maintained, and as such is consistent with the
neighbouring buildings fronting on Parkdale Avenue. Further, the lower portion of the building
will feature a podium thereby providing the context for a human-scaled streetscape. (Guideline
1)
The transition techniques, such as stepping down, setbacks and buffer, scale and massing, and
design and character, are appropriate to the site context. (Guideline 4)
The distribution of the building’s form and mass are appropriate to the scale and proportion of
the built surroundings. (Guideline 4)
The design of the building will create a sense of transition between high-rise buildings and the
existing adjacent lower-profile area through the orientation of the building’s podium. (Guideline
5)
The design of the corner is inviting to pedestrian amenities by wrapping around the street
corner and being a focal point in the area. It is also designed to be inset from the building’s
podium, in order to provide for more outdoor space. (Guideline 8)
The orientation and shape of the building’s tower has been conceived to minimize microclimatic
impacts on site and on adjacent uses. The adjacent buildings, both proposed and existing, have
also been considered when evaluating these impacts. (Guideline 10)
The orientation, size, and location of the tower have been conceived to minimize the extent and
duration of shadowing on adjacent sites and streets. (Guideline 11)
The proposed building has the three essential elements to achieve an appropriate building form
and mass: a podium, a tower and a top. (Guideline 12)
The proposed building’s podium supports human-scaled streetscape and quality pedestrian
environment through architectural design, quality building materials, and landscaping.
(Guideline 13)
The building has been designed to include higher floor-to-floor heights for flexibility in
accommodating a range of uses and to be adaptable over time. (Guideline 15)
The active uses, such as the building’s non-residential component as well as the work/live units,
will be located along the street facade and will effectively enhance the building’s relationship to
the public realm. (Guideline 16)
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Architectural Rendering of the corner of Parkdale Avenue & Burnside Avenue
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The pedestrian entrance to the proposed building is located at grade and directly accessible
from the street. (Guideline 17)
The tower of the building is meant to break up the bulk into smaller segments, while reducing
the perception of massing will be achieved through architectural detailing and changes in
material and color. (Guideline 19)
A sufficient separation of 20 metres between towers (adjacent Urbandale tower) has been
created in order to allow for light, solar exposure, improved air flow, views and privacy.
(Guideline 20)
The ‘top’ of the proposed building will be distinctive and will help to achieve opportunities for
sky views. (Guideline 21)
Along both Parkdale Avenue and Burnside Avenue, trees will be planted 6-8 metres apart in
order to enhance the pedestrian and public realm. (Guideline 26)
The proposed building will also feature fluid connections to destinations such as the street,
transit and other community destinations, thereby helping to achieve safe, accessible and
barrier- free pedestrian linkages. (Guideline 29)
A landscaped area between the sidewalk and the building will be provided where the live/work
units are at grade in order to help define the pedestrian space. (Guideline 33)
The provisions of outdoor amenity space for both communal and private areas (such as
balconies) have been integrated into the building’s design. (Guideline 41)
The proposed development will incorporate progressive environmental considerations such as:
the building’s orientation to take advantage of passive solar gain; the maximization of resource
and energy efficiency through environmental site design principles and techniques; through the
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use of quality materials that are durable and conserve energy, and; treated glass that minimizes
any further negative impacts. (Guideline 42, 46 & 47)
Parkdale Avenue and Burnside Avenue will maintain a wide pedestrian walkway to ensure a
direct, safe and continuous link to public sidewalks and other nearby destinations. (Guideline
52)
The location of the parking garage is to be accessed from the City-owned laneway so as to not
interfere with pedestrian flow. This discreet location prevents it from being a prominent feature
along the streetscape. (Guideline 53)
Architectural Rendering of Municipal Laneway accessed from Burnside Avenue
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All parking for the site will be located underground; within the interior of the site. (Guideline 56)
Bicycle parking is to be located so that it is easily accessible to the street and protected from the
weather elements. (Guideline 59)
The mechanical and electrical equipment have been integrated into the building’s design. Other
utilities and services areas will be located away from public view and away from adjacent
properties. (Guidelines 61 & 62)
As noted above, the proposed development has regard for and meets the majority of applicable design
guidelines. It is important to note that the proposed development is simply a re-shaping of the mass of
the approved building, and therefore the floor area and height of the revised design remains the same
as what was recently approved for the site. From a design perspective the revised building represent an
improvement over the current building design.
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REGULATORY FRAMEWORK
City of Ottawa Comprehensive Zoning By-law (2008-250)
The subject site is currently zoned MC [2014] S301 (Mixed-Use Centre with an exception and Schedule)
in the City’s Comprehensive Zoning By-law. The purpose of the Mixed Use Centre is to allow a wide mix
of residential building forms, including mid-high rise apartment dwellings, in areas designated as MixedUse Centres. The R5 Zone also permits ancillary uses to the principal residential use to allow residents to
work at home and to accommodate convenience retail and service uses of limited size.
The zoning permits the development of a 32 storey mixed-use building with both residential and
commercial uses at grade and approximately 245 apartment units above. The approved, and then
revised zoning, allows for a well designed built form with sufficient separation to abutting lands and
buildings, supports transit use and proposes a mix of land uses in accordance with the direction of the
Provincial Policy Statement and Official Plan. The approved zoning will enhance the high-rise community
with a strong podium and a pedestrian-friendly environment, with minimal impacts on adjacent
properties.
The details of the approved zoning (By-law No. 2013-109) are as follows:
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In addition to permitting a high-rise residential building, the following uses are also permitted:
 Restaurant;
 Office;
 Bank machine;
 Retail store;
 Retail food store;
 Convenience store;
 Artist studio;
 Personal service business.
Despite Table 102(b) (ii) the minimum residential visitor parking space rate is: 0.083 spaces per
unit;
Required residential visitor parking can be used to also fulfill the requirements of nonresidential parking, and no further non-residential parking spaces need be provided;
Despite clause 85(3)(a), an outdoor commercial patio may be located a minimum of 15 meters
from a residential zone;
Maximum building heights and minimum required setbacks as per Schedule 301;
No maximum floor space index applies;
Minimum width of landscaped area abutting a street: 0 metres;
Decorative features may be located a minimum of 2.7 metres from the eastern property line up
to a maximum height of 8.0 metres;
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The following provisions dealing with a Section 37 authorization apply:
(i) Pursuant to Section 37 of the Planning Act, the heights and density of development permitted in
this By-law are permitted subject to compliance with all of the conditions set out in this By-law
including the provision by the Owner of the lot of the facilities, services and matters set out in Section
5 of Part 19 hereof, to the City at the Owner's sole expense and in accordance with and subject to the
agreement referred to in b. below of this By-law.
(ii) Upon execution and registration of an agreement or agreements with the Owner of the lot
pursuant to Section 37 of the Planning Act securing the provision of the facilities, services or matters
set out in Section 5 of Part 19 hereof, the lot is subject to the provisions of this By-law. Building permit
issuance with respect to the lot shall be dependent upon satisfaction of the provisions of this By-law
and in the Section 37 Agreement relating to building permit issuance, including the provision of
monetary payments and the provision of financial securities.
(iii) Wherever in this By-law a provision is stated to be conditional upon the execution and registration
of an agreement entered into with the City pursuant to Section 37 of the Planning Act, then once such
agreement has been executed and registered, such conditional provisions shall continue to be
effective notwithstanding any subsequent release or discharge of all or any part of such agreement.
The proponent and City of Ottawa agreed to a $400,000 Section 37 contribution.
Schedule 301 illustrates the building setbacks as agreed upon by the proponent and the City of
Ottawa, however, Schedule 301 does not reflect the recently approved Minor Variance for additional
height in Area B of the schedule.
The proposed development is consistent with both the previous and the recently approved zoning (Bylaw 2013-109) for the subject site.
CONCLUSION
The proposed residential development would intensify four (4) underutilized properties fronting on
Parkdale and Burnside Avenue in the neighbourhood of Mechanicsville. The subject site is well suited for
infill and intensification in that it’s: located in close proximity to the Ottawa River Parkway, the Tunney’s
Pasture Employment Area as well as a future Light Rail Rapid Transit Station, resulting in the efficient
use of land and existing and planned infrastructure. Moreover, the proposed development is located in
an area with several high-rise buildings and also provides an appropriate transition in built form to the
mid to low-rise area to the east.
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The design of the proposed building was influenced by more recent design direction from the City of
Ottawa, creating a taller, more slender building with a more distinct podium, tower and top. Further,
the proposed building design addresses urban design within the varying scales of context and will help
to achieve the objectives and vision of the City of ‘a City of distinct and liveable communities’.
The proposed development conforms to the intent and objectives of the City of Ottawa Official Plan,
Zoning By-law, and supporting documents including the Scott Street Community Design Plan and the
City’s Urban Design Guidelines. Given the surrounding land uses, there are no undue adverse impacts
resulting from this proposed development.
As a result, it is our professional planning opinion that the proposed Zoning By-law Amendment
constitutes good planning, and is reasonable and appropriate.
Matthew McElligott, MCIP, RPP
Planner
FOTENN Consultants Inc.
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Appendix A – Site Plan
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Appendix B – Sunshadow Study

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