1330 Carling Avenue and 815 Archibald Street | Formal Review | Zoning By-law Amendment and Site Plan Control Application | Figure Architects Collective; FOTENN Planning & Design
- The Panel recognizes the importance of this site and the need for change in the area, however, is concerned with the proposed height of the building, given the size of the site, and the lack of transition to the adjacent neighbourhood.
- The Panel appreciates the various setbacks but stressed the importance of base-middle-top approach to design and recommends a stronger podium expression. The Panel also expressed concerns about the use of dark materials and the use of the selected bright orange colour.
Height and Transition
- The Panel felt strongly that the height and mass of the proposal is over-scaled for this site and lacks transition to the adjacent neighbourhood. Acquiring additional property may help to improve the proposal.
- From a long-term perspective, the Panel is not confident that the proposed development will contribute to the sense of scale and community that the City wants to create along Carling Avenue.
- Surface parking should be enclosed in a one or two storey podium which would create a better transition to the neighbourhood.
- The Panel recommends establishing stronger street relationship and emphasizing the podium with a vocabulary that is distinct from the tower.
- Better transitioning should be introduced on Archibald St., where there is a very tight sidewalk, and the proposed tower is at 24 storeys without a step back. The design should incorporate a wider set back with soft landscaping and trees. The tower should step back another 3m above that so that you can achieve that scale on Archibald.
- One Panel member suggested, to improve the transitioning, acquiring additional property to the south may assist with providing an angular plane transition.
- The idea of viewing the podium and the tower as a single L-shaped element is a noble concept; however, the type of precision with metal panel is very difficult to achieve unless a metal plate material is used, which is very expensive. It is very difficult to wrap the frame, that this design relies upon.
- The ground floor appears under scaled compared to the rest of the building.
- Consider wrapping the amenity along the roof so a second exit from the roof terrace can still be achieved and the entire roof area can become amenity space.
Architecture Expression and Materials
- The Panel cautions the use of the metal panel, as it can be problematic in different climatic conditions.
- The colour palette of the building is dark and heavy. It should reflect and create a more neighbourhood feel. Consider a residential scale module like brick.
- The corner unit on the northwest side, will have late afternoon sun exposure that should be embraced as an opportunity in the design. Explore wrapping the corner with glazing.
1995 Carling Avenue | Formal Review | Zoning By-law Amendment, and Site Plan Control Application | Claridge Homes; EVOQ Architecture Inc.; FOTENN Planning & Design
- The Panel has significant concerns with the density and separation between the proposed tower and the impact on the surrounding existing and future context. Overall, the Panel is concerned with the density and scale of the proposed development and generally feels that a nine-storey building as permitted in the zoning is appropriate.
- The Panel recommends that the public realm around this building can be significantly improved and the base of the building improved with a stronger corner expression.
Intensity, Tower Separation, and Transition
- The Panel believes there are very significant planning issues and urban design challenges for a building of this size on this site; the main issue being that the proposed development is too dense for the site. The density proposed is more appropriate in a downtown context.
- A few Panel members consider this a mid-rise site ,due to the challenges of tower separation and lack of separation and transitioning to the low-rise context to the north.
- As proposed, the tower is not meeting the intent of the City’s High-Rise Design Guidelines.
- There should be a wider sidewalk and room for street trees.
- The design of the ground floor would be improved if the podium was flipped, creating an entrance at the corner with a small arrival forecourt. Currently, the entrance is tucked away from the corner and the idea of wrapping the corner is lost.
- In addition to the significant reduction in height, the architectural expression of the tower should be refined with more attention given to the base, middle and top.
- The Panel has concerns with the proposed materials and the articulation of the building. It is often helpful, to break down the scale of the building, to group floors together rather than articulating the single storey expression. Architectural elements could be framed, with breaks introduced at reveal floors.
- There are concerns with the dark colour, and the associated heat island effects.
- The base of the building needs to be further developed to ground the building at a more human scale. The current design feels like the building is hovering above the ground.
6301 Campeau Drive | Formal Review | Zoning By-law Amendment, and Site Plan Control Application | Bayview Hospitality Group; API development
The Panel supports the proposed uses but there is an overall consensus that there is too much surface parking. The Panel is generally in favor of the proposed private street or laneway adjacent to the park, but does not support perpendicular parking along that edge. The design should focus on the pedestrian experience moving though the landscape to establish a sense of place through integration with the park.
Site Plan and Built Form
- This is a unique site and the proposed development would benefit from gradual setbacks, wider sidewalks, and tree plantings to knit it into the surrounding context.
- The interface with the park would be improved by having a pedestrian connection on the park side of the property line.
- The parkland is an asset to the site. Consider re-sculpting the 6th storey of the park facing buildings by increasing their height in some areas and lowering it in others. The would add variation to the continuous wall along the park and better relate the development to its surrounding context,
- The Panel suggests studying some recent Scandinavian examples of courtyard design. Explore different built forms such as L-shaped buildings that provide courtyards, that would open out towards the park.
- The Panel suggests reconsidering the access off Cordillera, to provide one entrance without exiting into the right of way. Rather than having 2 cross entrances, explore approaches to reduce some of the vehicular traffic.
- At the corner of Campeau and Cordillera, the treatment of the units should not create an end wall condition on Cordillera, but perhaps a corner expression so that the building faces both Campeau and Cordillera.
- There is an extraordinary opportunity to weave the building, landscape and pedestrians use and circulation into the design of the site and to reduce the dominance of the car.
- Studying the pedestrian experience of the site design will help to provide a community dimension to the development.
- Parking should be reduced at the northwest corner to provide a small plaza space with greenery between the townhouse units facing Campeau and the driveway to the west.
- The applicant is encouraged to further examine the grade relationships and vehicular circulation to improve the relationship of the townhouses with the adjacent open space, ideally avoiding having them back onto parking lots.
- The central street needs further study and refinement, as designed it will be a very busy vehicular route and the pedestrian experience will need to be enhanced. A raised landscape or amenity area parallel to the street may help to further define it.
390-394 Bank Street | Formal Review | Zoning By-law Amendment Application | Urban Capital; RAW Design; FOTENN Planning & Design
The Panel commends the applicants for a sophisticated design. Improvements to the proposal could be gained by studying the streetwall height (datum line) at the the 4th storey to relate to the narrow right of way of Bank Street and the established built form along the street.
Built Form and Materiality
- The Panel recommends further study of an appropriate street wall for this context. Specifically, strengthen the datum line at the fourth storey to reflect the built form context and the scale of the street in this main street condition.
- There is a high degree of sculpting of the building; however, the corner condition at James Street would be improved by reducing the extent of the brick façade treatment on Bank Street to create a glass corner, and by lowering the height of the corner expression to four storeys to match the south façade.
- Modifications to the colours of the upper floors from a black to a grey would help the upper floors recede and assist with the establishing a stronger datum line along Bank Street.
- Consider reducing the openings along the south elevation as the building is abutting a vacant lot.
5506 Manotick Main Street | Site Plan Control Application | Formal Review | Lloyd Philips Associates Ltd.
The Panel is generally supportive of this positive new addition to Manotick Main Street, at this gateway location. Several refinements to the proposal were recommended, including simplification of the materiality and architectural expression of the building, reorganization of the parking lot.
- The Panel supports the applicant’s approach to this development as a gateway site and supports the site organization of the building located at the street edge with parking in behind.
- On eclectic mainstreets such as Manotick Mainstreet, the greatest unifying element that ties all development together is the streetscaping treatment. It will be important to have a consistent approach to the public realm so that over time it contributes positively to the character of the street.
Building Design and Materiality
- The scale of the building is supported by the Panel in this context.
- Consider increasing the height of the ground floor and strengthening the vertical rather than horizontal elements of the architectural expression. The Panel recommends eliminating the canted wall facing the patio, to help the building read more clearly as a traditional mainstreet building.
- The Panel recommends a more regular fenestration pattern by creating more consistent heights of windows, sizes of opening, and by eliminating the strip window.
- Explore the possibility of using right angles at the corners of the building, which may help reduce building costs.
- The Panel strongly recommends simplifying the façade treatment and quieting the expression of the building by reducing the palette of materials to only one or two elements. Red brick and stone are recommended for this context and a building of this size. The use of stucco is discouraged, as it has poor longevity.
- Some organizational ideas for the materiality that were discussed include:
- Have one material vertically emphasize the centre portion of the front façade by extending it from the top, down to grade. Infill portions could be one material, and the rest another material.
- Similar t the bank building across the street, create a strong stone foundation expression with brick façade treatment above.
- The prminent corner treatment that mirrors the bank building contributes to the gateway effect when entering the village. Strengthen this effect by employing one material for the corner treatment, as described above.
- If stne is used as a façade treatment it should extend from the ground up, as it is structural in appearance.
- The Panel expressed general support for the organization of the site, particularly the corner patio, locating parking in the rear, and locating the entrance to the parking lot at the rear of the site.
- Explore alternative configurations for the parking lot, which is currently somewhat inefficient and unresolved. The goal should be to simplify the layout, and increase the amount of space for landscaping, perhaps by increasing the size of the landscaped “island”. Pavers would also help improve the space.
- The Panel recommends relocating the garbage enclosure to the rear corner of the site. This would improve the rear entrance to the building and simplify access for waste removal vehicles.
- The Panel strongly supports the corner patio and especially the approach to having it inset into the landscape and sheltered by the retaining wall. A trellis may be an effective means of amplifying this effect.
- Without losing the sheltered effect, explore means of strengthening the patio’s presence at the corner. More openness would serve to enliven the intersection and public realm.
1040 Bank Street | Site Plan Control Application | Windmill Development Group Ltd.; Hobin Architecture; Lloyd Philips Associates Ltd.
The Panel expressed strong support for this project and primarily offered architectural refinement comments. It is a sensitive site plan and massing and will make for a handsome project.
- For staff’s benefit, the proponent should produce winter renderings from the vantage point of the canal. Depending on the season, foliage coverage will not always be present, and the façade will be more visible.
- Continue to study how the building will be lit and what impact it will have on the surrounding streets, specifically, how much light will be emitted from balconies and explore the possibility of bollard lighting, landscape lighting, and lighting entrances to help illuminate the streetscape.
- The Panel recommends exploring means of minimizing the impact of the exterior stairs and enhancing the landscaping treatment on Aylmer Avenue.
- Consider individual entrances to the townhouses, rather than paired entrances and reorienting the corner townhouse unit to have its front entrance on Galt, to further animate the Galt façade and increase the amount of space for landscaping on Aylmer.
- The beginning of the slope for the garages could be shifted to the property line, which will enable the garages to be lowered slightly and perhaps eliminate a few steps on Aylmer.
- The projecting balconies may be an unintended distraction. Consider connecting the four vertical piers on the Galt façade of the six-storey building with a stone header.
Relationship to the Church
- The Panel generally supports the contemporary reference to the existing church and recommends continuing to finesse the proposal to strengthen this relationship.
- Continue to study the materiality of the end gable of the townhouses in comparison to the end gable of the church and consider following the vocabulary of the church more closely in this location. The dark material currently proposed may be overpowering.
- The townhouses relate well to the church; however, the building should also distinguish itself from the church. Reconsidering the arches over the entrances to the townhouses may help in this regard.
- The pavers in the driveway space will be an important detail to maintain as the proposal progresses.
- Extend the planter that lines the Galt façade of the townhouse further towards the driveway entrance to better conceal the garage area.