505 PRESTON

Urban Design Analysis

MAY 2012


Existing Context - Carling @ Preston

TABLE OF CONTENTS 01 02
DESIGN PRINCIPLES DESIGN CONSIDERATION
FROM THE CITY OF OTTAWA CITY-WIDE SCALE
OFFICIAL PLAN THE PROJECT
THE VISION
 Planned Function - Carling @ Preston

03 04 05 06 07
DESIGN CONSIDERATION
NEIGHBOURHOOD SCALE STREET SCALE SITE SCALE BUILDING SCALE URBAN MORPHOLOGY
CONTEXT AND CONNECTIONS ANALYSIS TALL BUILDING MASSING ANALYSIS DENSITY
URBAN CONTEXT SPATIAL SEPARATION DEVELOPMENT GOALS
PUBLIC SPACES /
STREETSCAPE
TRANSIT INTEGRATION
PEDESTRIAN CIRCULATION
GREENSPACE / BOULEVARDS
URBAN DESIGN ANALYSIS | 505 PRESTON | SECTION 01 | DESIGN PRINCIPLES

Design Principles 01
From the City of To enhance the sense of
community by creating
Ottawa Official and maintaining places
Plan with their own distinct
identity.

4
 URBAN DESIGN ANALYSIS | 505 PRESTON | SECTION 01| DESIGN PRINCIPLES
02 03 04 05 06
To define quality public To create places that are To ensure that new To consider adaptability To understand and
and private spaces safe, accessible and are development respects and diversity by respect natural
through development. easy to get to and move the character of existing creating places that can processes and
through. areas. adapt and evolve easily features, and promote
over time and that are environmental
characterized by variety sustainability in
and choice. development.

5
 URBAN DESIGN ANALYSIS | 505 PRESTON | SECTION 02 | DESIGN CONSIDERATION | THE PROJECT

Canal into Little Italy

Building draws people from
THE PROJECT
Claridge has brought together the best

URBAN DESIGN ANALYSIS | 505 PRESTON | SECTION 02 | DESIGN CONSIDERATION | THE PROJECT
talent available in Toronto and Ottawa to
create a world class project that will enrich
not only the Preston Street neighbourhood,
but also the city and its quest to be a
creative, sustainable and affordable Capital
worthy of a Nation.
Architecturally, the tower will introduce a
new building typology to the Ottawa skyline
and will create a dramatic marker indicating
the transition from the canal and Dow’s
Lake into the commercial and retail heart
of Little Italy. The project positions itself to
be a leading voice in the emerging creative
economy in the city.

Building marks entrance to Little Italy

 02 CITY WIDE ANALYSIS - THE VISION
URBAN DESIGN ANALYSIS | 505 PRESTON | SECTION 02 | DESIGN CONSIDERATION | THE VISION

• Establishing neighborhoods and

communities of finite size, that are easily
traversed on foot and include areas of
distinctive character, use and identity
through a lively and varied mix of uses
and public spaces.

Imagining Chicago’s Millenium Park as the
culmination of over a century of development,
growth and urbanization, it is not unreasonable
to imagine that this site will become the back-
drop to one of Ottawa’s culturally significant
parks and public spaces.
Urban Edge - Millenium Park, Chicago Il
The opportunity for development to create an
urban edge along Carling Avenue facing the
world heritage site of Dow’s Lake and the canal
would provide a back-drop against which the
dynamic relationship and juxtiposition of the two
would only reinforce the beauty and its attraction
within the City.

Urban Edge - City Place, Toronto ON Urban Edge - West Don Lands
8 OP - Official Plan
A - Application
Toronto, ON
 nial ent ed
tect s
r emo ute liam
Par ildings ro
C e Ro CP Vi e w
Bu NC

URBAN DESIGN ANALYSIS | 505 PRESTON | SECTION 02 | DESIGN CONSIDERATION | CITY-WIDE ANALYSIS
02 CITY WIDE ANALYSIS
• Respecting the integrity of the Parliament Buildings,
ceremonial routes and other federal symbols.
This project attempts to reflect a thorough and sensitive
understanding of place, civic context and urban setting
while not detracting from the National significance of the
Parliament.
The Parliament Buildings and their protected views are
located a significant distance from the subject site, and the
proposal will have no impact on the distinctive approaches
and views established by the NCC along the ceremonial
routes.
The subject sites’ location represents an opportunity to

TERS
enhance one of the many supporting elements of the City,
namely the canal and Dow’s Lake, that are enjoyed and

OME
celebrated by residents and visitors alike. This site provides
the opportunity to establish a dynamic project consistent

3.1 kIL
with a major metropolis in a location that is a prime tourist
destination.

9
Site outside the influence of Parliament
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02 CITY WIDE ANALYSIS
URBAN DESIGN ANALYSIS | 505 PRESTON | SECTION 02 | DESIGN CONSIDERATION | CITY WIDE ANALYSIS

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Context Map

A - View of development from Highway 417
B - View of development from Dows Lake
URBAN DESIGN ANALYSIS | 505 PRESTON | SECTION 02 | DESIGN CONSIDERATION | CITY WIDE ANALYSIS
02 CITY WIDE ANALYSIS
• Reflect the influence of the city’s natural
setting, major parks and waterways.
Dow’s Lake and the Rideau Canal are world
heritage sites and the scale of the lake and
surrounding Commissioners Park which sits at
the base of Preston Street are significant both
culturally for the City and physically in size. There
is a clear opportunity to support the trifecta of a
major civic park, the influence of the rapid transit
station to support density and the attraction of a
well established community with a strong sense
of identity.
These two images illustrate the proposed building
in context of future developments (proposed
or anticipated) with its foreground of Dow’s
Lake which can be seen as a stage for a much
stronger urban condition, perhaps similar to the
edge created along Michigan Avenue in Chicago,
adjacent to Millennium Park (p.8). The image
from the 417 shows the proposed building as one
might see it in a transitory environment traveling
through the middle of the City, attracting attention
and wonder from a far.
11
OP - Official Plan
A - Application
 03 NEIGHBOURHOOD ANALYSIS
NO MAX

NO MAX

EXISTING BUILT FORM WITH ZONING LIMITS

NO MAX
EXISTING BUILT FORM WITH ZONING LIMITS
URBAN DESIGN ANALYSIS | 505 PRESTON | SECTION 03 | NEIGHBOURHOOD ANALYSIS

EXISTING BUILT FORM WITH ZONING LIMITS

PROPOSED BUILDINGS
PROPOSED BUILDINGS
PR BR
O- ST EST ST ONS
Sections along Carling looking North TR
AI
N PRREE ON BRREE ON
PROPOSED BUILDINGS O-
TR ST ESTT ST ONTS
AI RE ON RE ON
N ET ET

PR BR
O- ST EST ST ONS
TR RE ON RE ON
AI
N ET ET

12 Approved and/or Potential Development

 Built Form Context
NEIGHBOURHOOD ANALYSIS
• Protect, enhance, or provide vistas of
significant natural features, landmark
places, major green spaces, points of
interest, and other important symbols of
community identity;
• Recognize gateways at main entry points
into communities or districts (which
may include major transit stations) and
making them the focus for enhancements
such as: unique architectural treatment,
the creation or preservation of local
landmarks, suitable art forms or
sculptural features, or appropriate
transitions in intensity or height;
• Enhancing or creating nodes of activity
within communities or districts at
important junctions and points of
interaction where a distinctive urban
design character is created, such as
through the erection of landmark
buildings, and where residential
densities support the provision of public
transportation and a vital mix of uses
and activities;
• Enhancing place-making by locating the
majority of a community’s population
within walking distance of functionally-
integrated neighbourhood services,
URBAN DESIGN ANALYSIS | 505 PRESTON | SECTION 03 | NEIGHBOURHOOD ANALYSIS
such as community facilities, parks,
schools, neighborhood retail centers, and
employment centres and by enhancing
connectivity among uses through means
such as greenways and mid-block
pedestrian connections;
• Considering infill and redevelopment
as opportunities to enliven and create a
sense of visual interest and delight;
• Facilitating the evolution of existing
neighbourhoods and communities
towards the vision set out in Council-
approved area or community plans;
13
OP - Official Plan
A - Application
 03 CONTEXT & CONNECTIONS
URBAN DESIGN ANALYSIS | 505 PRESTON | SECTION 03 | CONTEXT & CONNECTIONS
Existing Built Form SUBJECT SITE
URBAN CONTEXT
Preston Street and Little Italy as a whole are under flux and re-
development due to a number of factors including the new plans for the
14 LRT and the growing desire for commercial retail in the neighbourhood.
There are many supporting factors for the desirability of this location,
however, perhaps none are as strong as it being the centre of overlap
between commercial heart, mass public transit and world renowned public
amenity. All of these ingredients mark the significance of this location,
capable of supporting an icon and scale unparralleled in the City.
Gateway Opportunities PROPOSED BUILDINGS
PEDESTRIAN ACCESS
VEHICULAR ENTRANCE
ENTRY NODE
PUBLIC SPACES / STREETSCAPE ELEMENTS
The site incorporates the entire width of the NE block at the intersection
of Preston St. and Carling Ave. The base or podium of the building will
make up part of the evolving story of street life and urban form beginning
to emerge along Preston. Framing the street and offering an opportunity
to energize the intersection, while providing a back drop to the park
and Dow’s Lake to the south requires a sophistication of massing and
articulation. A strong architectural response to dialogue with this grand
city park is therefore needed.
03 CONTEXT & CONNECTIONS

0m
60

URBAN DESIGN ANALYSIS | 505 PRESTON | SECTION 03 | CONTEXT & CONNECTIONS

Transit Connections PROPOSED BUILDINGS Green Connections PROPOSED BUILDINGS

BUS TRANSIT PARKS + OPEN SPACES

LIGHT RAIL TRANSIT CYCLING ROUTES
600 m DISTANCE PATHS

TRANSIT INTEGRATION PEDESTRIAN CIRCULATION / GREENSPACE / BOULEVARDS

The intent to make the Carling LRT station a hub of activity with the
potential for intermodal public transit needs to be supported by the right
amount of density, proximity and access. 505 Preston contributes to a
collection of sites which be a key to attracting a large number of users,
while the intersection of transit opportunities with the right blend of street
scale amenity to maintain and support a balance will be the elements to
provide for a ‘whole’ community.
The site has limited opportunity to provide amenity space to its residents
and to the community, however its location offers one of the largest
and well loved parks in the City, with direct linkage to downtown and
the Parlaiment. Combined with direct access to public transit and the
15
commercial heart of Little Italy, the pedestrian realm of the canal is an
amenity unequaled in all of Ottawa.
 03 NEIGHBOURHOOD ANALYSIS & ECONOMICS
The intersection of Carling and Preston
is the main entry point and gateway to
URBAN DESIGN ANALYSIS | 505 PRESTON | SECTION 03 | NEIGHBOURHOOD ANALYSIS

Little Italy and can be seen from Dow’s

Lake. However, it does not currently
command much significance in way of its
physical presence. The development at
this intersection allows for an increase in
population that will support these significant
amenities: The Park, the transit station and
Preston street life.
ECONOMICS:
Based on the average household expenditure
in Ottawa according to StatsCan data,
the potential economic boost to the
neighbourhood could be between $1.5M and
$2M per year.

Approved/Potential Development
Development Site
Parks/Public Amenity
Transit Corridor
LRT Station

16 Neighbourhood Context
Arterial Mainstreet
Traditional Mainstreet
Neighbourhood Streets
View Corridor
SCALE AND TRANSITION:
The site is located at the gateway to both

URBAN DESIGN ANALYSIS | 505 PRESTON | SECTION 03 | NEIGHBOURHOODANALYSIS

the Little Italy district and to the entrance of
Dow’s Lake from Carling. It is a block from
the location of the Carling LRT station and has
been identified as a node for increased density,
however, its relationship to the open space
of Dow’s Lake creates a very distinct edge
condition. The previous illustration comparing
existing zoning heights to potential development
along this edge reveals how a strong urban
condition will create a dynamic back drop to the
lake and park on the scale of the City, prominent
enough to support a World Heritage designation.
In contrast to other residential communities
without this significant edge condition and
strong relationship to the city stage, this setting
provides some of the vital components to make
it an ideal location for some of Ottawa’s most
exciting new Architecture.
The section along Carling (seen above) also
illustrates the bowl condition created by Dow’s
Lake whose fulcrum is at the Preston and
Carling intersection. The land rises up between
12-14m moving east to Bronson and west
towards the Civic Hospital.

17
OP - Official Plan
A - Application
 04 STREET ANALYSIS
URBAN DESIGN ANALYSIS | 505 PRESTON | SECTION 04 | STREET ANALYSIS

Proposed development looking east down Carling Ave.

18 Proposed development looking north from Dow’s Lake Proposed development looking south on Preston St.

STREET ANALYSIS
• Using buildings and trees to define
streets, squares, parks and other spaces,
and by generally relating their height
and massing to the scale and importance
of the space they enclose;
• Anchoring strategic and highly visible
locations at the intersection of major
roads through means such as strong
architectural or design elements (e.g.
bringing buildings up to the corner
and placing the highest and most
interesting portion of a building nearest
the corner, orienting the main entrance
to the corner), capitalizing on design
possibilities for both street facades,
coordinated streetscape and site design
elements (e.g. kiosks, vendors or other
pedestrian services and amenities),
significant landscaping features, special
paving materials, and curb extensions to
shorten the distance across the street and
larger sidewalk area to accommodate
sidewalk activity;
• Addressing the impact of the height of
medium / tall buildings by maintaining
lower building profiles adjacent to
streets and open spaces, while setting
back the upper storeys across the front
façade;
URBAN DESIGN ANALYSIS | 505 PRESTON | SECTION 04 | STREET ANALYSIS
The podium of the new development captures
the streetscape and provides ample pedestrian
amenity and access to contribute to the life of
the traditional main street, while the height and
massing signify the importance of the location to
visitors and to the City at large. There is a strong
edge condition which is developing along Carling
Street and as an arterial Mainstreet, Carling has
a vital transportation function which is primarily
vehicular and transit focused.
The primary pedestrian linkage between the
park and Little Italy is at the intersection of
Preston and Carling leading into Dow’s Lake and
Commissioner’s Park.
Density and height in this location will anchor the
street and signify the importance of this location
in a rapidly evolving community.
19
OP - Official Plan
A - Application
 05 SITE ANALYSIS
URBAN DESIGN ANALYSIS | 505 PRESTON | SECTION 05 | SITE ANALYSIS

Development Potential - Bird’s Eye from Dow’s Lake

20
 SITE ANALYSIS
• Providing architectural gestures -
memorable pediments, facades, or
steeples that will provide neighbourhood
or district landmarks;
• Contributing to views and vistas where
The scale of what will be one of the tallest
buildings in Ottawa is an architectural gesture
which will undoubtedly provide the significance
of both a neighbourhood and civic landmark. The
building’s location at the head of Preston Street
This primary entrance to Little Italy is currently
lacking in supportive built form capable of drawing
the multitude of visitors to Dow’s Lake and the Canal
up into the life of Preston Street. The neighbourhood
and street do not have the iconic presence to be this

URBAN DESIGN ANALYSIS | 505 PRESTON | SECTION 05 | SITE ANALYSIS

and across from Dow’s lake will provide pastoral
buildings or structures stand out views to the residents of the tower while framing
significantly on the skyline from the and signifying the vista down Preston as a vital
neighbourhood to the City, as well as reinforcing
background of existing buildings; the relationship between urban edge and World
Heritage Park.
physical draw and visual understanding provided by
strong built form, and suffers from relying on word of
mouth identifiers.
This project will be that iconic element capable of
drawing people from their pastoral experience of
Dow’s Lake back into the realm of the commercial life
and vibrancy of the City.

OP - Official Plan
A - Application 21
 505 Preston

05 TALL BUILDING MASSING - SPATIAL SEPARATION

Planned Function Soho Italia
(1 Block North)
URBAN DESIGN ANALYSIS | 505 PRESTON | SECTION 05 | SITE ANALYSIS

PRESTON STREET
LRT TRENCH

37 m

30 m

CARLING AVENUE
Development Potential - Cut Along Carling Avenue
45o
22 Base Building Fits with
Preston Scale Street Edge.
 TALL BUILDING MASSING
The base building provides definition and support at an
appropriate scale for Preston Street, helping to integrate
with adjacent buildings and the over all planned function. It is
important for the development to re-inforce the street proportion
and ratio of height to width with its base (see adjacent street
section).
The street proportion at this intersection should be considered not

URBAN DESIGN ANALYSIS | 505 PRESTON | SECTION 05 | SITE ANALYSIS

PRESTON STREET only by its existing fabric, but rather by the planned context and
future development intended for the LRT Station and surrounding
area.
In absence of an historical building context or strong existing
LRT TRENCH

fabric to relate to, a 45 degree angular plane is often used to

determine an appropriate height of tall building base, taken from
the curb on the opposite side of the street.
SPATIAL SEPARATION
Appropriate space between towers allows for appropriate light and
privacy for new and existing buildings as well as allowing suitable
sunlight, wind and skyview to adjacent streets, parks, open spaces
and properties. The appropriate distance between towers depends
on each unique urban condition, however, approximately 20m is
AVENUE
CARLING considered a reasonable guideline.

Development Potential - Preston Street @ Carling Avenue

OP - Official Plan
A - Application 23
 06 BUILDING ANALYSIS
URBAN DESIGN ANALYSIS | 505 PRESTON | SECTION 06 | BUILDING ANALYSIS

Proposed Building Design View from World Heritage Site

24

Retail At Grade
BUILDING ANALYSIS
• Creating a sense of human scale and
visual interest within the first three floors
of a building by means such as: the use
of architectural massing and detailing;
the use of materials, colour, finishes
and/or other similar design treatment;
the use of a high percentage of clear
glazing / transparency; the provision of
pedestrian-oriented uses at grade;
• Integrating individual ‘corporate image’
architectural design elements, signage
and colour in a manner that contributes
to the character of the surrounding area;
• Incorporating architectural and
functional excellence to create distinctive
places, enhance local identity, and assist
in public interaction.
Understanding the direction of the City to
support density (and height) surrounding rapid
transit nodes it is important to understand that
there are no better locations for tall buildings
than along the north side of Carling within a
few blocks of the LRT station. Carling is the
primary transit corridor in the area and keeping
the tallest buildings and highest density farthest
away from the lower density and established
low-rise residential allows for the opportunity
to create transitions in height as one follows
Preston Street north from Carling.
Tall buildings at this nodal location and gateway
to Little Italy will re-enforce the significance
of the community identity and can add to its
character at the street interface level with
mixed-use services.
URBAN DESIGN ANALYSIS | 505 PRESTON | SECTION 06 | BUILDING ANALYSIS
There has been some consensus that the
architectural treatment of the building is
both appropriate and well executed. When
design performs as it is meant to by positively
contributing to its immediate environment, the
quality of the project radiates onto the quality
of the streetscape to improve the area on many
levels, from sense of pride and identity to
attracting business and visitors.
25
OP - Official Plan
A - Application
 07 URBAN MORPHOLOGY
URBAN DESIGN ANALYSIS | 505 PRESTON | SECTION 07 | URBAN MORPHOLOGY

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Transit Oriented Development Design Guideline: Transition of Height

26
07 URBAN MORPHOLOGY
One can see the relationship between the
proposed site and the collection of proposed
high-rise buildings in the immediate area. The
opportunity to create a strong urban condition
is magnified when the development and height
can be focused along the Arterial Mainstreet.
The strength of this area will not be found in
a focal point condition but rather in an urban
edge capable of both signifying the significance
of the community to the north and acting as
an striking back drop to the World Heritage
Site to the south. The transition in this location
is most significantly made as an edge to the
world heritage park and decreasing in height
back towards the more established low scale
residential community to the north of Carling
Avenue.
DENSITY:
The Official Plan designates this area for
increased density with the understanding that
dense, mixed-use neighbourhoods allow for the
effective functioning of all types of business,
social and cultural activities with very low inputs
of energy for transportation, thus increasing
their viability.
The density and massing transition outlined
in the transit oriented development guideline
also reinforces the height at the transit station
decreasing as it gets closer to the low lying
residential community. In this case, it can be
said that the edge condition created by Carling is
the starting point carrying the highest buildings
which then transition north as they make their
way into the existing low rise building stock.
Because this site is in a node of density related
to its proximity to the LRT Station and is situated
at the intersection of an Arterial and Traditional
Mainstreet it holds the key oportunity to signify
the significance of the location.
DEVELOPMENT GOALS:
This development reinforces the intent of
the City’s design guidelines for Arterial and
9RBAN DESIGN ANALYSIS | 505 PRESTON | SECTION 07 | URBAN MORPHOLOGY
Traditional Mainstreets as well as those for tall
buildings and transit oriented development.
Street life is supported through at grade retail
and a strong podium element re-inforcing the
built form of the Mainstreet.
Streetscape improvements encourage active
and passive participation on the street; ie patios,
café seating, public seating, areas of repose,
etc. Street level amenity will be viewable and
accessible on both Preston and Carling Streets
drawing the vibrant life of Preston out towards
the park and vice versa.
27
 CONCLUSIONS : Why should this be a 40+ storey building.
1. Supports City direction for growth (Density and Rapid
Transit): The proposed strategies for 505 Preston
clearly address the Design Principles set out in Annex
3 of the City of Ottawa’s Official Plan. However, with the
progress of the Rapid Transit system and the recognition
by the City that these nodes (within 800m of transit
stations) are identified as areas most important for the
support of increased density.
URBAN DESIGN ANALYSIS | 505 PRESTON | SECTION | CONCLUSIONS
The proposed strategies for the redevelopment of 505 Preston Street will meet or
exceed the target principles set out in the City of Ottawa Official Plan. Through the
massaging of the building base the resulting massing will result in a project scale that
is respectful of Little Italy when experienced on foot from the surrounding streets.
This characteristic has been balanced with a need for a viable density to support rapid
transit goals. The design of this additional height has been carefully controlled to
maximize the importance of this location at a City Wide scale providing a distince image
while minimizing shadow impacts on the surrounding neighbourhood.

2. History of the site (brown field to positive development): The place making potential of this signature landmark building will encourage a more
The site has long been used as a gas station and most pedestrian orientated environment, contribute to a maturing community, support a
recently a parking lot, and this development will mark the multi-modal public transit hub, and complement the identity of place drawing visitors
transition from a brown field site into a community benefit. from park into the Little Italy community. All these elements contribute to meeting
residents daily needs within a complete community. This project supports the goals of
3. Street level transition from Arterial to Mainstreet: The the City while contributing to the vision of the growing community of Little Italy, helping
development will bring a vitality to the streetscape at the to crystallize a bold vision of a forward looking Capital.
starting point of Preston Street, while wrapping retail
around the corner onto Carling Avenue. The building
will have a considerably different feel when experienced
on foot at street level where pedestrian scaled lighting,
interesting paving details, benches and shopping will
blend and contribute to the charm and enjoyment of Little
Italy.
4. Height: Located in a node of Density necessary for the
success of the Light Rail Transit Station (only steps
away), this site is the ideal location to serve as a beacon
identifying the significance of the community which lays
beyond. The building will have the presence of an iconic
marker seen from a distance relating to the scale of
Dow’s lake and serving to draw the eye, the attention and
ultimately the visitors from Park to City in a matter of
28 steps.

View up Preston Street

 URBAN DESIGN ANALYSIS | 505 PRESTON | SECTION | CONCLUSIONS
29
Development Potential - Bird’s Eye of Carling and Preston