144 park urban design brief

DR

AFT

Date: November 21, 2011Project No.:08.104-Tower 2

144 PARK - TOWER 2 PARK STREET AND ALLEN STREET WEST WATERLOO, ONTARIO

Urban Design Brief

TABLE OF CONTENTS

1.0 Introduction ..................................................1

1.1 Context ....................................................2 1.2 Vision Identity ......................................... 3

2.0 Landscaping .................................................4

3.0 Built Form/Elevations ...................................5

4.0 Parking .........................................................7

5.0 Transit ..........................................................8

6.0 Features .......................................................8

7.0 Lighting .........................................................8

8.0 Site Furnishings ...........................................8

9.0 Service Areas ...............................................9

10.0 CPTED Principles ........................................9

11.0 Sustainability ..............................................10

12.0 Conclusions ................................................11

144 PARK - TOWER 2, PARK STREET AND ALLEN STREET WEST, WATERLOO, ONTARIO

Page 1

1.0 Introduction

This design brief has been prepared by Turner Fleischer Architects Inc. to detail the design approach for the second tower of the residential development at 144 Park Street by Mady Developments Corporation. The Tower 1 development is located at the east corner of Park Street and Allen Street West in Waterloo Ontario. Tower 2 of the residential development takes the one acre parcel that is directly east of the Tower 1 development. Tower 2 is proposed to be 19 storeys, and will front along Caroline Street South and the relocated Iron Horse Trail. Expansion of the Tower 1 parking and terrace will connect the two towers. The site is presently unoccupied and is being used for parking. The scope of this Design Brief is to illustrate how the site will be designed, function and impact on the community of Waterloo.

Figure 1.0 - Aerial Photo

Figure 1.0.1 - Corner of Park and Allen Figure 1.0.2 - Park Street Looking Towards Allen Figure 1.0.3 - Corner of Caroline and John

Tower 1Tower 1SiteSite

Tower 2 Tower 2 SiteSite

Relocat

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Relocat

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Page 2

1.1 Context

The land parcel for Tower 2 is zoned in three parts, with two parts being Industrial and one part Commercial. The existing neighbourhood consists of varied types of residential buildings, including single detached houses, townhouses and condominiums. There is a commercial main street running along King Street South. Being located in the Old Westmount neighbourhood overlooking Uptown Waterloo, residents will have access to many upscale amenities within close range. Amenities range from retail, restaurants, parks, scenic walking trails, galleries, entertainment venues, city hall, and a recreational centre. The Iron Horse Trail runs through the property and will be relocated.

Figure 1.1.1 - Zoning Map Figure 1.1 - Proposed Trail Relocation Map

SUBJECT SITE

LEGEND

Figure 1.1.3 - Aerial Map of Amenities Figure 1.1.2 - Neighbourhood Reference Photos

Propo

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Trail

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Trail

Exist

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orse

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End of Existing End of Existing Iron Horse TrailIron Horse Trail


Page 3

Figure 1.1 - Vision Identity- Site Plan

1.2 Vision Identity

The vision for this site is for design creativity in architecture and landscaping to be used to create a complimentary building to Tower 1. Tower 2 will be 19 storeys, containing 190 units with 4 three storey townhouses at its base. This will add to the 140 units and the 8 townhouses of Tower 1. Both towers will be connected though its townhouse base, parking structure and the fourth fl oor terrace. The design attempts to fi t in with the existing residential surroundings by using a mix of brick, stone and glass on the exterior facade. The goal is to help redefi ne the urban streetscape of Waterloo. The building will include tenant amenities including guest suites, fi tness centre, party room, landscaped terrace, theatre, carwash bay and bicycle storage area. A section of the Iron Horse Trail will be relocated directly to the south-east of the building and is a historic link between Waterloo and Kitchener. Parking, service and garbage areas will be located away from the street front, behind the primary building frontage. Parking will be located on four fl oors, with one fl oor below grade and three fl oors above.

Figure 1.2 - Concept Site Plan

Tower 2Tower 2CondominiumCondominium

EntranceEntrance

Tower 2Tower 2Townhouse Townhouse

EntranceEntrance

Tower 2Tower 2Townhouse Townhouse

EntranceEntrance

Tower 2Tower 2Townhouse Townhouse EntranceEntrance

Tower 2Tower 2Townhouse Townhouse EntranceEntrance


Page 4

Figure 2.0.3 - Iron Horse Trail Reference Photo

2.0 Landscaping

The landscape treatment along the street edge should compliment the architecture. The plants selected should provide all season interest. The outdoor fourth fl oor terrace will include soft and hard landscaping. Landscaped areas with trees, planters, stone and trellises will be provided to make it an inviting gathering area for tenant social events. The Iron Horse Trail is part of the Trans Canada Trail, and an important historic link between downtown Kitchener and uptown Waterloo. Part of it runs north-south through the property and will be relocated directly to the Figure 2.0.1 - Landscaping Streetscape Rendering

Figure 2.0.2 - Landscaping Terrace Rendering

Figure 2.0 - Landscaping Roof Reference Photo

south-east of the building. As well as relocation, the trail will be upgraded and both will be at the developers expense. These upgrades will improve the trail for cyclists and pedestrians with increased landscaping along the newly paved section of trail.


Page 5

Figure 3.0.3 - Tower 1 Street Reference Rendering

Figure 3.02 - Tower 1 Rear Reference Rendering

Figure 3.0.1 - Tower 1 Front Reference Rendering

condo lobby entrance will be along Caroline Street where it intersects with the relocated Iron Horse Trail. The lobby will feature a glass entrance that will act as a feature for the street.

Figure 3.0 - Tower 1 Lobby Reference Rendering

3.0 Built Form/Elevations

Tower 2 will have complimentary architecture to Tower 1. The buildings are designed to be visually attractive and create an upscale urban identity. It will be a mix of a high rise condominium and street level townhouses. The condominium will be 19 storeys high, which will be 6 fewer than is permitted on site. Surrounding the base of the tower will be three storey townhouses. The towers will be connected by the fourth fl oor outdoor terrace that will be landscaped with both soft and hard landscaping. The base townhouses will be a mix of brick, precast panel, stone, and ample glazing. Each one will have a third storey balcony. The mix of these materials with pedestrian scaled architecture will help tie the development into the existing residential neighbourhoods and help reinforce the urban condition. The condominium will be a mix of glass and precast panels with each unit having a walk out balcony. The use of the different materials will create a distinct base, middle and top. EIFS cornice mouldings will help detail the building and add a unifying element between the condominium tower and the townhouses. Canopies will be provided over all townhouse entrances. The


Page 6

Figure 3.0.6 - Iron Horse Trail View

Figure 3.0.5 - Caroline Street View

Figure 3.0.7 - Park Street View

Figure 3.0.4 - Allen Street View


Page 7

Figure 4.0 - Below Grade Parking - Underground Level

Figure 4.0.2 - Above Grade Parking - Level 2 Figure 4.0.3 - Above Grade Parking - Level 3

4.0 Parking

Parking for Tower 2 will work in conjunction with the Tower 1 parking and will be screened behind the building frontage. There will be four levels of parking with three levels above grade and one below. There will be an access between the two towers on all levels except for grade level. There are three entrances to the parking. The Grade level parking has two entrances from Caroline Street. The below grade and two levels above are accessed from Allen Street. Those levels must be reached by using the ramps in the Tower 1 section of the parking levels. A total of 311 parking spaces are to be added within the four fl oors of the Tower 2 parking section. They will be added to the 159 parking spaces provided in the Tower 1 section. The total parking spaces provided will exceed the minimum requirement by 128 parking spaces. 194 lockers and 117 bicycle parking spaces will be provided within the parking structure, meeting the required number. A Traffi c Impact Study analyzed impact the increase in Traffi c on Park Street and surrounding road network and concluded the effect would be of minimal impact.

Figure 4.0.1 - Grade Level Parking - Level 1

Tower 2 grade Tower 2 grade level parking level parking

entranceentrance

Tower 2 grade Tower 2 grade level parking level parking entranceentrance

Tower 1 entrance Tower 1 entrance to parking ramp. to parking ramp. Access to Tower 2 Access to Tower 2 levels above and levels above and below grade.below grade.


Page 8

7.0 Lighting

Lighting will be used throughout the development to enhance visibility, safety and to reinforce the architectural and landscape design. Decorative lighting will be used on the fourth fl oor terrace to provide ambient night time lighting.

Figure 8.0 Terrace Furniture Rendering

8.0 Site Furnishings

The thoughtful design and placement of site furniture will contribute to the character and visual continuity of the development. Site Furniture will be placed on the fourth fl oor terrace. Trash receptacles, benches, tables, shade umbrellas and barbecues will be co-ordinated and consistent in terms of design, colour and materials.

5.0 Transit

The development is close to existing Grand River transit lines, with existing bus routes running along King street. The site is in close proximity to a planned stop for the future light rail rapid transit, which will be a $300 million investment by the Government of Ontario. The new transit will better connect the cities of Kitchener, Waterloo and Cambridge. It will provide a better link to the existing Grand River Transit and Go Transit.

6.0 Features

The development will provide many tenant amenities. Guest suites , a concierge, a fi tness room, theatre room and party room will be provided. The Party room will be equipped with a caterers kitchen and bar. There will be direct access to the fourth fl oor terrace from the party room. The landscaped terrace will feature gas barbecues. The indoor parking will be heated. Storage areas for bicycles will also be provided.

Figure 5.0 - Future Light Rail Transit Map

Figure 6.0 Landscaped Terrace Rendering

Figure 7.0 Nighttime Terrace Rendering


Page 9

9.0 Service Areas

Service and delivery areas will not be visually obtrusive to the public. Consideration will be given to sight lines from public streets and neighbouring buildings. The visual impact of these areas will be minimized and screened behind the primary building frontage.

10.0 CPTED Principles

The residential development should integrate CPTED principles (Crime Prevention Through Environmental Planning) to ensure safety and security. These principles range from access control through surveillance and territorial controls. Any CPTED opportunities should be monitored and promoted by the condo management.

Figure 8.0 - Plan Service Areas

Tower 2 Loading Tower 2 Loading and access to and access to

garbagegarbage

1. Access Control: Signs should clearly mark public entrances, spaces. Zones not open to the public should be secure, such as garbage areas which should have a gate and not be accessible to the general public. Sidewalks and public areas should be clearly marked by way of special paving or landscaping with a change in texture.

2. Natural Surveillance: The parking areas should be well lit. Areas not visible should incorporate an electronic type of surveillance system. Loading areas should not create dead-end alleys or blind spots. Plant materials should be sited so that visual penetration into areas is provided. Plant materials should not be grouped to allow a person to hide under the material.

3. Territorial Reinforcement: Property perimeters and borders should be defi ned by a strong landscape edge including fencing where possible. Signage should be large enough to be visible from the street.


Page 10

Figure 11.0.2 - Energy Star + Recycling Logos

Figure 11.0.3 - Green Terrace Reference Photo Figure 11.0 - Transit Stop Reference Photo

11.0 Sustainability

Providing a sustainable environment will be an important aspect of the proposed development. Alternative modes of transportation will be supported through close proximity to transit stops, and provision of bicycle storage areas. Apartment units will be designed to minimize energy and water use by using Energy Star dishwashers and fridges and through the use of low fl ow toilets and showers. The central heat HVAC systems will have high effi ciency boilers which will reduce gas consumption and the lighting design will incorporate energy effi cient fi xtures. Low VOC paints will be used to protect the air quality and lessen the impact on the environment. Recycling facilities will be created that permit the separating and disposing of recyclables. The 4th fl oor terrace will be landscaped and will use eco friendly furniture.

Figure 11.0.1 - Energy Star + Recycling Logos


Page 11

12.0 Conclusions

144 Park - Tower 2 will attract young professionals and empty nesters to one of Waterloo’s best known neighbourhoods by being pedestrian friendly in nature and in close proximity to numerous amenities within the neighbourhood. Careful attention to detail has been incorporated in order to fi t within the existing neighbourhood. All parking and services are appropriately screened from the public view. The building will provide many desirable features to the tenants and shall incorporate many green initiatives that will be benefi cial to the community. The development will help the community by enhancing the urban environment, help the economy by creating new housing whose tenants will make use of neighbourhood amenities, and it will help the environment through its green initiatives that will benefi t both tenants and the community as a whole.

144 park urban design brief

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